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Planning & Zoning Application
(Council Use Permit, BIZ Overlay & Site Plan)
PROJECT NARRATIVE
Longbow Mixed-Use
Hotel & Retail/Restaurant
West of SWC Longbow Parkway & Recker Road (Mesa, Arizona)
November 14, 2025
Revised January 12, 2026
Revised February 2, 2026
Case No. ZON25-00917
PROJECT TEAM
Developer:
Opwest Partners
6900 E. Camelback Rd., Suite 902
Scottsdale, AZ 85251
Phone: (602) 672-9380
Zoning Attorney &
Developer Rep:
Jon Gillespie & Chris Webb
7144 E. Stetson Drive, Suite 300
Scottsdale, AZ 85251
Phone: (480) 240-5648
Site Design/Architecture:
BRR Architecture
808 E Osborn Road
Phoenix, AZ 85014
Phone: (404) 389-1655
Landscape Architect:
Hillman Workshop
Phone: (480) 686-2001
Civil Engineering:
Elevation Civil Engineers
3260 N. Hayden Road, Suite 210
Scottsdale, AZ 85251
Phone: (480) 428-7178
Property Owner:
Dover Associates, LLC
5110 N. 40th Street, Suite 254
Phoenix, AZ 85018
I.
Purpose of Request
“Longbow Mixed-Use” is a proposed mixed-use hotel and retail/restaurant development (the
“Project”), located west of the southwest corner of Longbow Parkway and Recker Road in the
City of Mesa (the “City”) on 3.37 total acres comprising APN 141-41-036 (the “Site”) as shown on
Exhibit A – Aerial Vicinity Map attached hereto.
The proposed Project consists of a 124-key, four-story hotel and up to 4,100 SF of supporting
retail/restaurant and patio (up to 550 SF) space, all of which will be designed as a cohesive, high-
quality development adjacent to the extensive open space of the Longbow Golf Club. It is
anticipated that the hotel use, along with the site work for the entire Site, will be developed as
“Phase 1” of the Project, with the retail/restaurant use itself developed as “Phase 2”.
The City’s 2050 General Plan land use designation for the Site is Regional Center, Evolve, and the
Site, which is part of the Longbow Business Park and Golf Club Development Master Plan, is zoned
Light Industrial (LI) with a Planned Area Development (PAD) overlay (LI-PAD). The Site is also
located within the Falcon Field Sub-Area Plan which designates the Site as Business Park. Finally,
the western approximately 60’ – 70’ of the Site is located within the Airport Overlay Area 2
(AOA2) of Falcon Field.
The proposed Project will facilitate the development of a long vacant parcel with a new, cohesive
mixed-use hotel and retail/restaurant concept that is pedestrian friendly and helps “activate” the
Site’s Longbow Parkway frontage by connecting the street with the buildings and patios by
providing pathway connections from the street, through the Site, and out to the trail along the
Longbow Golf Club. The Project will be complimentary to the Longbow Business Park, the
Longbow Golf Club, the existing and planned development in the surrounding area, and will
provide uses that are needed in the area that also generate new tax revenues for the City. Finally,
the proposed Project is consistent and compatible with both the City’s 2050 General Plan and the
Falcon Field Sub-Area Plan.
The purpose of this request is to pursue approval of the following in order to facilitate the
development of the proposed mixed-use hotel and retail/restaurant Project on the Site:
1. Council Use Permit to allow for the proposed hotel use on the portion of the Site located
within AOA2 of Falcon Field as outlined in Section IV below;
2. Bonus Intensity Zone (BIZ) Overlay to increase the maximum allowable building height for
the proposed hotel from 40’ to 53’ as outlined in Section V below; and
3. Site Plan for the entire Site for the proposed mixed-use hotel and retail/restaurant Project
as outlined in Section VI below.
II.
Existing Conditions
The Site is currently undeveloped land within the Longbow Business Park and Golf Club
Development Master Plan that has sat vacant for many years. The Site is bordered on the south
by the Longbow Golf Club, on the west by an existing Hilton Home2 Suites hotel, on the north by
Longbow Parkway and vacant land that is targeted for future retail development, and on the east
by additional vacant land that is targeted for future office uses (see Exhibit B – Surrounding Use
Map attached hereto). The Site currently has one existing shared access driveway onto Longbow
Parkway on its west property line that it shares with the Hilton Home2 Suites hotel development.
III.
Zoning History
The Site was originally annexed by the City in 1979 and zoned AG and has been rezoned a few
different times over the years, most recently in 2008. In 2008, the Site was rezoned to its current
LI-PAD designation as part of the approval of the Longbow Business Park and Golf Club
Development Master Plan via Case No. Z08-063, which also provided for future increases to the
maximum allowable building height on the Site up to 90’ via approval of a BIZ Overlay. Finally, as
noted above, the western approximately 60’ – 70’ of the Site is located with the Airport Overlay
Area 2 (AOA2) of Falcon Field.
IV.
Proposed Council Use Permit
As noted above, the Site is extremely well suited for the proposed mixed-use hotel and
retail/restaurant development, which compliments the existing and planned uses along Longbow
Parkway that include retail, restaurants, multi-family residential, entertainment, office and hotel
uses. The proposed retail/restaurant component will conveniently provide high-demand services
for hotel guests as well as patrons of Longbow Golf Club.
The Site is situated directly on Longbow Parkway with an existing shared full-access driveway on
its western boundary and a proposed shared right-in, right-out only driveway on its eastern
boundary providing easy vehicular access. Pedestrian connectivity will further “activate” the
Site’s Longbow Parkway frontage by connecting the street with the buildings and patios by
providing pathway connections with enhanced entrances from the street, through the Site, and
out to the fitness trail along the Longbow Golf Club.
As outlined in Section 11-7-2 of the City’s Zoning Ordinance, the Site’s existing LI-PAD zoning
already allows for hotels and retail/restaurants as permitted uses. However, in the event the
subject property is located within an AOA2 overflight area, Section 11-7-2 dictates that a Council
Use Permit (“CUP”) is required for a hotel use. In this case, as noted above, only the western 60’
- 70’ of the Site is located within AOA2, and only the western approximately 20’ of the hotel
building will be located within the AOA2 boundary (see Exhibit C – AOA Boundary Map attached
hereto).
If not for this approximately 20’ encroachment of the hotel building into the AOA2 overflight
area, the hotel use would otherwise be permitted on the Site by right. Nevertheless, a CUP is
required for the proposed hotel use due to this very slight encroachment into AOA2.
The proposed CUP would therefore simply allow the hotel use within the small AOA2 portion of
the Site. It should be noted that the City recently approved a similar CUP request for the adjacent
Home2 Suites hotel which is situated entirely within the AOA2 boundary. This CUP request
satisfies the review criteria for approval of a CUP as outlined in Section 11-70-6(D)of the City’s
Zoning Ordinance as follows:
Section 11-70-6(D) – General CUP Review Criteria
1. Approval of the proposed project will advance the goals and objectives of and is consistent
with the policies of the General Plan and any other applicable City plan and/or policies;
The Project (including the proposed CUP) advances the goals and objectives of the City’s
2050 General Plan, furthers its guiding principles and strategies, and is consistent with the
2050 General Plan’s Regional Center, Evolve land use designation for the Site. The focus
of the Regional Center land use designation is to promote commercial activity, with
principal uses such as retail, personal services, eating and drinking establishments,
entertainment and recreation, convenience services and business offices. Consequently,
the proposed hotel and retail/restaurant uses are consistent with the 2050 General Plan.
The Project is also consistent with the Evolve growth strategy which indicates that
Regional Centers should be mixed-use activity centers that include varied commercial
uses such as retail or dining, a variety of housing choices, and recreational opportunities.
Additionally, the Project design implements the applicable Urban Design Characteristics
of the Site’s Regional Center land use designation as noted in Section VI below.
Finally, the Site is located within the Business Park land use area of the Falcon Field Sub-
Area Plan, which encourages business support amenities, such as hotels and retail
establishments, to serve the area as it continues to develop.
2. The location, size, design, and operating characteristics of the proposed project are
consistent with the purposes of the district where it is located and conform with the
General Plan and with any other applicable City plan or policies;
The Regional Center, Evolve land use designation contemplates the promotion of
commercial activity, with principal uses such as retail, personal services, eating and
drinking establishments, entertainment and recreation, convenience services and
business offices. Consequently, the proposed hotel and retail/restaurant uses are in
conformance with the goals and objectives of the 2050 General Plan, as well as the Falcon
Field Sub-Area Plan, which encourages business support amenities in this area, such as
hotels and retail establishments, to serve the area as it continues to develop. This pattern
of uses has already been established in the immediate area and the Project’s location,
size, design and operating characteristics are very much consistent with existing
development patterns.
3. The proposed project will not be injurious or detrimental to the adjacent or surrounding
properties in the area of the proposed project or improvements in the neighborhood or to
the general welfare of the City; and
The proposed mixed-use hotel and retail/restaurant Project will be an excellent
complimentary use to the adjacent and surrounding properties and the City as a whole
and will not be injurious or detrimental. This Project is located in the middle of the
Longbow Business Park and Golf Club Development Master Plan and surrounded by other
similar uses. As noted above, the Site is bordered on the south by the Longbow Golf Club,
on the west by an existing Hilton Home2 Suites hotel, on the north by Longbow Parkway
and vacant land that is targeted for future retail development, and on the east by
additional vacant land that is targeted for future office uses. The nearest residential use
(a multi-family project) is over 1,000’ away.
4. Adequate public services, public facilities and public infrastructure are available to serve
the proposed project.
The Site has immediate access to Longbow Parkway and is just west of its intersection
with Recker Road and its interchange with the Loop 202 freeway. Longbow Parkway
already has sufficient vehicle capacity for the project. The City already has existing public
water and sewer infrastructure in Longbow Parkway to serve the Project and is already
providing public services such as police and fire in the surrounding area. Any additional
improvements required to public infrastructure or facilities will be at the cost of the
developer.
V.
Proposed Bonus Intensity Zone (BIZ) Overlay
This request proposes approval of a BIZ Overlay to increase the maximum allowable building
height for the hotel use as previously contemplated in the prior approval of the Longbow Business
Park and Golf Club Development Master Plan (Case No. Z08-063). The table below outlines the
maximum allowable building height standard that will be established by the proposed BIZ Overlay
(proposed modifications shown in bold):
Development Standard
LI-PAD Standard
Max. Allowable per
Case No. Z08-063
Proposed BIZ Overlay
Standard
Max. Building Height (ft)
40
90
53 (hotel only)
The requested modification to the LI-PAD zoning district development standard (as noted in the
table above) is necessary and justified for the hotel component of the Project as explained below:
1. Maximum Building Height - The maximum building height is proposed to be increased
from 40’ to 53’ to accommodate a 4-story hotel building. As noted above, the Longbow
Business Park and Golf Club Development Master Plan contemplated a maximum building
height of up to 90’ for the Site, which represents a 50’ increase above the current
maximum building height. The proposed BIZ Overlay would only increase the maximum
building height by 13’, up to a total of 53’. It should also be noted that the existing Home2
Suites hotel project to the west of the Site, which is located entirely within AOA2, was
also approved with a maximum building height of 53’. Finally, only the western
approximately 20’ of the hotel building will be situated within the AOA2 portion of the
Site.
This BIZ Overlay request is consistent with the purposes of a BIZ Overlay as outlined in Section
11-21-1 of the City’s Zoning Ordinance as follows:
A. Encourage unique, innovative development of superior quality that utilizes sustainable
development practices and promotes pedestrian activity.
The Project, including the hotel building architecture, has been designed with a superior
level of quality, incorporates sustainable development practices, and promotes
pedestrian activity. Multiple shaded pedestrian corridors, including a central pedestrian
corridor, have been created through the Project, “activating” the Longbow Parkway
frontage by connecting pedestrians from Longbow Parkway to the retail/restaurant
patios and entrances adjacent to the street, on to the main entrance of the hotel, and
finally to the rear of the Site and the fitness trail adjacent to the Longbow Golf Club.
Additional pedestrian engagement could also be created via a walk-up window at the
future retail/restaurant building.
B. Allow for the establishment of unique land use regulations and development standards to
achieve the goals of the General Plan for the area.
The requested BIZ Overlay only needs to modify one development standard (maximum
building height) as noted above. Otherwise, the existing land use regulations and
development standards governing the Site are conducive to the development of the
Project which helps achieve the goals of the General Plan for the area as further explained
in Section IV above.
C. Promote development patterns that encourage conservation of natural resources and
provide opportunities for renewable energy production.
The Longbow Business Park and Golf Club Development Master Plan was envisioned to
provide for development that compliments and preserves the open space resource of the
Longbow Golf Club. The Project continues an already established development pattern
that continues to preserve and compliment this valuable open space.
Finally, the proposed BIZ Overlay and the Project further the guiding principles and strategies of
the City’s 2050 General Plan and are consistent with the goals and objectives of the General Plan’s
Regional Center, Evolve land use designation. As noted above, the focus of the Regional Center
land use designation, which drives its specific goals and objectives, is to promote commercial
activity, with principal uses such as retail, personal services, eating and drinking establishments,
entertainment and recreation, convenience services and business offices. Consequently, the
proposed hotel and retail/restaurant uses are consistent with the goals and objectives of the
2050 General Plan. Additionally, the Site is located within the Business Park land use area of the
Falcon Field Sub-Area Plan, which encourages business support amenities, such as hotels and
retail establishments, to serve the area as it continues to develop. The hotel and retail/restaurant
uses will provide significant new tax revenues for the City, furthering the economic development
objectives of the 2050 General Plan.
VI.
Proposed Site Plan
This request also proposes approval of a Site Plan for the entire Site for the proposed mixed-use
hotel and restaurant Project, which features the following:
Mixed-Use Hotel & Retail/Restaurant Concept
The proposed Project consists of a 124-key, four-story hotel and up to 4,100 SF of supporting
retail/restaurant and patio (up to 550 SF) space , all of which will be designed as a cohesive, high-
quality development adjacent to the extensive open space of the Longbow Golf Club. As noted
above, it is anticipated that the Project will be developed in two phases, with the hotel use, and
the site work for the entire Site comprising “Phase 1” and the retail/restaurant use itself
comprising “Phase 2”. It should be noted that a Minor Plat application has been submitted to the
City that will ultimately split each of the two phases into its own separate parcel. It is anticipated
that the Minor Plat will be approved and recorded prior to the issuance of building permits for
Project.
The hotel building has been situated at the rear of the Site to provide views of the adjacent
Longbow Golf Club for guests, with the hotel amenities (pool, patios, etc.) located immediately
adjacent to Longbow Golf Club. The supporting retail/restaurant building, which may include a
walk-up window, thereby providing a great amenity and service to hotel patrons and City
residents alike, has been strategically pushed to the front of the Site, as close as possible to
Longbow Parkway, in order to “activate” the street in this area and ensure that the walkability of
Longbow Parkway is maintained (see Proposed Site Plan included with this request). It should be
noted that the parcels along the south side of Longbow Parkway, including this Site, have been
planned to include a cross-access easement through their northernmost drive aisles to facilitate
cross-access between the parcels and minimize access points onto Longbow Parkway.
Open Space & Landscaping
As noted above, the Site is located immediately adjacent to the extensive open space of the
Longbow Golf Club, and the Project has been designed to both compliment and provide visual
and pedestrian access to this open space amenity. The hotel building has been situated at the
rear of the Site to provide views of the adjacent Longbow Golf Club for guests, with the hotel
amenities (pool, patios, landscaped area, etc.) located immediately adjacent to Longbow Golf
Club. Further, pedestrian connections have been provided on both sides of the Site, as well as
through the middle of the Site, to the fitness trail that will extend along the length of Longbow
Golf Club (see Preliminary Landscape Plan included with this request).
The design intent for the Project will be to utilize the desert plant material per the approved plant
list in the Longbow Design Guidelines to create an environmentally sensitive design that also
provides an aesthetic quality of emphasizing color, texture, and scale within the landscape.
Landscaped parking lot islands have been provided throughout the Project’s parking lot, including
along the pedestrian pathways through the Site, in order to create and promote a shaded and
healthy elevated pedestrian experience. Perimeter landscape buffers have been provided on the
north, east, and west sides of the Site to provide some sense of separation from the adjacent
uses and additional visual interest for the Project as a whole. One of the key features for the Site
is the rear landscape buffer and fitness trail between the hotel and Longbow Golf Club. This space
will provide visitors and guests opportunities for both passive and active recreation.
Pedestrian Connectivity
Pedestrian connectivity is a major theme of the Project’s design. As noted above, multiple
pedestrian corridors, including a central pedestrian corridor, have been created through the
Project, “activating” the Longbow Parkway frontage by connecting pedestrians from Longbow
Parkway to the retail/restaurant patios and entrances adjacent to the street, on to the main
entrance of the hotel, and finally to the rear of the Site and the fitness trail adjacent to the
Longbow Golf Club. An additional pedestrian pathway has been provided along the eastern
boundary of the Site to provide one more route through the Site and to facilitate future
connections to the property to the east once it is developed. Finally, a walk-up window may also
be incorporated into the design of the future retail/restaurant building.
Vehicular Access & Circulation
The Site is situated directly on Longbow Parkway with an existing shared full-access driveway on
its western boundary and a proposed shared right-in, right-out only driveway on its eastern
boundary providing easy vehicular access. The Site has been designed to easily circulate vehicles
through the site passing to the hotel and/or retail/restaurant uses and on to the Longbow
Parkway access on the opposite side of the Site. Internal drives comply with the City’s
requirements, including fire access. As noted above, the parcels along the south side of Longbow
Parkway, including this Site, have been planned to include a cross-access easement through their
northernmost drive aisles to facilitate cross-access between the parcels and minimize access
points onto Longbow Parkway.
Parking
The City’s standard parking ratios for hotels and the proposed retail/restaurant uses would
require a total of 183 parking stalls on the Site. It should be noted that the parking calculations
for the Site assumed the entire 4,100 SF of retail/restaurant use as restaurant use only as the
parking ratio for that use (1 per 75 SF) is more conservative. However, because the peak parking
times for these uses do not coincide, the Project is proposing to utilize a shared parking
arrangement that would allow for a total of 131 parking stalls to be provided instead. A shared
parking study has been prepared for the Project, which demonstrates that the proposed shared
parking arrangement is adequate for the needs of the Project. An Administrative Use Permit
(“AUP”) application (ADM25-00935), including the shared parking study, has been submitted
concurrently with this request to secure the City’s approval of the proposed shared parking
arrangement. It should be noted that the Project will also provide bicycle parking spaces in excess
of the City’s requirements.
Urban Design Characteristics
The Project’s site design implements the applicable Urban Design Characteristics of the Site’s
Regional Center land use designation as follows:
• Buildings are oriented towards the street or when not located adjacent to a street,
oriented towards primary internal drives to provide spatial definition.
The retail/restaurant buildings have been situated at the front of the Site, adjacent to
Longbow Parkway, and oriented with outdoor patios toward the street. The hotel
building, although located at the rear of the Site, is also oriented toward Longbow
Parkway.
• An internal pedestrian circulation system provides attractive connections between
buildings, through large parking areas, connections to the street, and linkages to
surrounding properties and neighborhoods.
Multiple pedestrian corridors, including a central pedestrian corridor, have been created
through the Project, connecting pedestrians from Longbow Parkway to the
retail/restaurant patios and entrances adjacent to the street, on to the main entrance of
the hotel, and finally to the rear of the Site and the fitness trail adjacent to the Longbow
Golf Club. An additional pedestrian pathway has been provided along the eastern
boundary of the Site to provide one more route through the Site and to facilitate future
connections to the property to the east once it is developed. Finally, a walk-up window
may be incorporated into the design of the future retail/restaurant building.
• Shade elements, both landscape and architectural, are provided at prominent pedestrian
points such as entries, common open space, and along paths serving parking lots.
Desert trees, per the approved plant list in the Longbow Design Guidelines, will be used
to accentuate the pedestrian spaces and also create shade at entries, walkways, and
exterior gathering spaces.
• Parking is located behind or along the sides of buildings. Where constraints exist no more
than two rows of parking are located between the building and the street.
The majority of the Site’s parking is located away from Longbow Parkway, with only 1 full
row of parking between the retail/restaurant building and the street.
• Landscape elements screen and shade parking areas, utility services, and loading areas
from street view and adjacent uses to create visual appeal, de-emphasize the prominence
of parking areas, and to enhance the pedestrian environment.
The design intent for the Project will be to utilize the desert plant material per the
approved plant list in the Longbow Design Guidelines to create an environmentally
sensitive design that also provides an aesthetic quality of emphasizing color, texture, and
scale within the landscape.
• Utility and solid waste facilities should be screened from the streets and located away
from main building entrances.
Both of the solid waste enclosures for the Project are located away from main building
entrances and are situated between the buildings to eliminate visibility from Longbow
Parkway.
• Street frontages are activated through site design.
The retail/restaurant building, which may include a walk-up window, thereby providing a
great amenity and service to hotel patrons and City residents alike, has been strategically
pushed to the front of the Site, as close as possible to Longbow Parkway, in order to
“activate” the street in this area. The street frontage has been further activated by
pedestrian connections with enhanced entrances from the street to the retail/restaurant
patios and entrances adjacent to the street, on to the main entrance of the hotel, and
finally to the rear of the Site and the fitness trail adjacent to the Longbow Golf Club.
• Signs are designed using similar style, materials, and colors that coordinate with building
architecture.
All Project signage will be designed accordingly.
Quality Development Design Guidelines
The Project’s site design implements the City’s applicable Quality Development Design Guidelines
for Commercial development as follows:
• 4.A Site Design
1. Building Placement & Orientation
a. Place buildings close to the street to create a strong presence that defines
the public realm and encourages pedestrian engagement with the building.
The Project’s retail/restaurant building and associated patio areas have
been placed as close to Longbow Parkway as possible to “activate” the
street and encourage pedestrian engagement.
b. Buildings should be oriented with primary entrances and windows facing
the street.
The primary entrance to the hotel building faces Longbow Parkway, with
windows facing the street. The primary entrance to the retail/restaurant
building is visible from Longbow Parkway with patio access oriented to the
street.
c. Pad buildings or secondary buildings within a group commercial
development may face internal to the site, although they should provide
pedestrian-friendly facade designs along the street edge and create
attractive paths that connect to the anchor building.
The retail/restaurant building will feature pedestrian friendly façade
designs adjacent to Longbow Parkway and the Site design features a
pedestrian pathway through the middle of the Site connecting the
retail/restaurant building with the main entrance to the anchor hotel
building.
i. Consider the solar orientation of buildings to mitigate solar exposure,
maximize natural shade, and reduce energy consumption.
The buildings on the Site have been oriented more north-south than east-
west, thereby mitigating solar exposure and reducing energy
consumption.
j. Buildings should be sited and designed to maximize the use of sunlight and
shade to create comfortable and inviting spaces, for energy savings, and to
mitigate the “heat island” effect.
As noted above, the buildings on the Site have been oriented more north-
south than east-west in order to help achieve these objectives.
2. Parking & Circulation
a. Buildings in commercial developments should be the focal point of the site
with parking as a supporting feature. Locate parking lots to the rear or side
of buildings to create a building focused streetscape.
The majority of the Site’s parking is located away from Longbow Parkway,
to the rear or side of the buildings, thereby minimizing the visual impact
of the parking areas.
b. Large surface parking areas should be divided into a series of smaller,
connected parking lots with defined landscaped medians, pedestrian paths
and intervening pad buildings to reduce the visual impact associated with
large expanses of pavement and vehicles.
While the Project doesn’t feature “large” surface parking area, the parking
areas have nevertheless been divided into smaller, pedestrian connected
parking lots as best as possible.
e. Design parking and circulation to minimize conflicts between pedestrians
and vehicles.
While all potential conflicts between pedestrians and vehicles cannot be
avoided, the Site’s parking and circulation has been designed to minimize
such conflicts.
f. Parking design should maximize opportunities for pedestrian and vehicular
circulation between adjacent sites by providing shared access drives.
The Project will utilize 2 shared access drives, one on its western boundary
and one on its eastern boundary. Cross access will be provided between
the various projects along Longbow Parkway.
g. Shared parking and shared access drives are encouraged where
practicable. This reduces the total amount of pavement and circulation
space needed, allowing for more developable space for businesses and
fewer curb cuts to detract from the streetscape.
The Project is proposing a shared parking arrangement between the hotel
and retail/restaurant uses, which will help minimize the amount of
pavement space required. Additionally, as noted above, the Project will
utilize 2 shared access drives.
h. Connect commercial developments to the surrounding area with a network
of safe and convenient pedestrian connections. Dedicated pedestrian paths
through parking areas shall be paved with a hard, durable material that
differs from the drive aisle.
The Project will be connected to the adjacent developments via an existing
sidewalk along Longbow Parkway, a fitness trail along the Longbow Golf
Course, and the new internal network of distinguishable pedestrian
connections constructed with the Project.
j. The periphery of all surface parking areas shall be designed to hide the
major portions (i.e. height) of automobiles from view from the street.
Screening may be accomplished by using walls berms, and hedges of
shrubs) along the street periphery.
The Project will provide a 3’ parking screen wall along Longbow Parkway
to screen all parking areas from being visible from the street.
k. Shaded pedestrian paths should be provided from parking structures
and/or lots to buildings or street, access points, as well as between
buildings and on project perimeters. Shade can be provided by planting
materials or built structures.
Trees are utilized along the pedestrian pathways to create a pleasant,
shaded experience for visitors to the Site.
l. The “heat island” effect should be mitigated by increasing shaded areas
throughout parking lots.
The landscaping in the parking lots is spaced to create an even level of
shade with large desert trees per the approved plant list in the Longbow
Design Guidelines.
3. Public Spaces & Pedestrian Amenities
a. Commercial developments should feature public spaces that are designed
to the size and demands of the particular use and may include patios that
offer opportunities for casual gatherings or outdoor seating.
Patios with outdoor seating areas are anticipated on the north side of the
retail/restaurant building, adjacent to Longbow Parkway.
b. Public spaces within the development should be pedestrian-friendly,
inviting, engaging and give a sense of safety.
The above-referenced outdoor seating areas will be accessible to
pedestrians from Longbow Parkway via a new pedestrian pathway
providing direct access from the street to the patio areas.
c. Pedestrian areas should include a variety of shading options such as tree
groupings, trellises, canopies and awnings for sun protection and heat
reduction.
Tree grouping will be provided to create an enjoyable pedestrian
environment and to create pockets of shade along pathways between
trellises/canopies attached to the building facades.
4. Landscaping & Shading
a. Incorporate existing natural features such as trees, topography, washes,
and vegetation into the site plan when practicable.
The only existing “natural feature” is the adjacent Longbow Golf Club,
which has been incorporated into the Site design via pedestrian
connections to the fitness trail along the Longbow Golf Club and the
location of the hotel’s outdoor amenity areas.
b. Incorporate low impact development design practices for stormwater
retention into the overall landscape plan.
The onsite stormwater retention is minimal for the Site as it is part of the
Longbow Golf Club master drainage. However, native grasses, trees and
shrubs will be utilized in the retention basins to provide a natural aesthetic
and reduce irrigation consumption for those areas.
c. Landscaping should be used to define building entrances, parking lots, and
the edges of various land uses. Consider safety, environmental impacts,
and accent elements when selecting and locating landscaping features.
Enhanced landscaping with flowering textural plant material will be
utilized at the building entrances. All plants will be selected to be able to
grow to their natural mature forms without the need of excess pruning for
pedestrian safety.
d. Nuisance trees and plantings that have thorns, stickers and sharp leaves or
drop flowers and fruit should be avoided near pedestrian walkways and
parking spaces to maintain safe and clear paths of travel.
This type of vegetation has been avoided near pedestrian walkways and
parking areas.
e. Use deciduous trees along south and west facing facades and in pedestrian
areas to provide seasonal shading.
Low water use desert trees will be utilized throughout the Site per the
approved plant list in the Longbow Design Guidelines and will provide
dense shade in the summer and filtered open shade in the winter.
f. Use landscaping to screen less-desirable areas from public view (i.e., trash
enclosures, parking areas, storage areas, loading areas, public utilities, and
mechanical equipment).
The proposed landscaping will ensure that the less-desirable areas are
screened from public view with large shrubs and trees from the approved
plant list in the Longbow Design Guidelines.
g. Provide weather and sun protection, such as overhangs, awnings,
canopies, etc. to mitigate climatic and solar conditions.
The proposed architecture will provide overhangs at entries along with
supplemented shading from landscape material.
h. Misting systems and other similar cooling techniques should be used in
common areas to provide necessary relief from the desert sun.
It is anticipated that the outdoor patio seating areas will provide misting
systems.
5. Lighting
a. Design exterior lighting as an integral part of the building and landscape
design.
Site lighting has been designed in concert with the building and landscape
design.
b. Use of accent lighting to create a focal point or highlight architectural
features on a building should be considered.
The lighting design will incorporate accent lighting to highlight architecture
features (especially at the main building entries) and adjacent to the
pedestrian spaces.
c. Provide pedestrian scale light features in pedestrian activity areas. This
helps to create a sense of security, but also enhances the pedestrian
experience.
Pedestrian scale bollards will be utilized in the pedestrian spaces to create
a more intimate scale for the lighting and to highlight the pedestrian
spaces.
d. Lighting in parking areas shall be harmonious with the building design and
with the architectural theme of the overall project.
Parking area lighting has been designed to complement the building
architecture and overall Project design.
Exhibit A – Aerial Vicinity Map
SITE
Exhibit B – Surrounding Use Map
SITE
Home2 Suites
Hotel
Longbow Golf
Club
Future Retail
(Sam’s Club)
Future Office
Existing Retail,
Restaurant &
Entertainment
Existing Multi-Family
Approved Retail
& Restaurant
Exhibit C – AOA Boundary Map
SITE
S
S
LONGBOW PARKWAY
30' BLDG
SETBACK
8' PUE
10' TRAIL
ESMT.
45' ROW
23'
12'
14'-10"
WATERLINE
ESMT.
20'
ESMT.
20'
ESMT.
20'
ESMT.
17'-1"
6' TRAIL
21'-5"
Golf Course Edge
Building Landscape
Parking Lot
Longbow Parkway
x
x
x
x
x
x
x
TREES
Decomposed Granite - (Size: 1/2" Screened - Color: 'Desert Gold')
2" depth in all planting areas (typ)
MISCELLANEOUS
DG
COMMON NAME
PLANT SCHEDULE
SYMBOL
BOTANICAL NAME
SIZE
COMMENTS
QTY
'Rio Salado' Native Mesquite
Prosopis veluntina 'Rio Salado'
14
Multi-Trunk
Dense Canopy
24" Box
Palo Brea
Cercidium praecox
Std Trunk
Dense Canopy
24
24" Box
GROUND COVERS
ACCENTS
SMALL SHRUBS
Parry's Penstemon
Penstemon parryii
Mexican Bird of Paradise
Caesalipinia mexicana
5-Gal
1-Gal
As Per Plan
11
17
Red Yucca
Hesperaloe parviflora
5-Gal
As Per Plan
61
Regal Mist Grass
Muhlenbergia capillaris
5-Gal
As Per Plan
130
As Per Plan
Ironwood Tree
Olneya tesota
15
Multi-Trunk
Dense Canopy
24" Box
Desert Carpet Acacia
Acacia 'Desert Carpet'
1-Gal
As Per Plan
33
Texas Sage
Leucophyllum frutescens
5-Gal
As Per Plan
124
Desert Willow
Chilposis linearis
9
Multi-Trunk
Dense Canopy
15 Gal
Mulga
Acacia Aneura
7
Std Trunk
Dense Canopy
24" Box
'New Gold' Lantana
Lantana 'New Gold'
1-Gal
As Per Plan
27
1-Gal
Purple Lantana
As Per Plan
Lantana montevidensis
37
Synthetic Turf- Coronado Platinum
By Arizona Artificial Lawns +/- 2,462 SF
SYNTHETIC
TURF
Bursage
Ambrosia deltoidea
5-Gal
As Per Plan
18
Hopseed Bush
Dodonaea viscosa
5-Gal
As Per Plan
36
Brittlebush
Encelia farinosa
5-Gal
As Per Plan
42
Mexican Honeysuckle
Justicia spicigera
5-Gal
As Per Plan
34
Creosote Bush
Larrea tridentata
5-Gal
As Per Plan
15
Baja Ruellia
Ruellia peninsularis
5-Gal
As Per Plan
134
‘Katie’ Ruellia
Ruellia Brittonia ‘Katie’
1-Gal
As Per Plan
13
Ocotillo
Fouqueria splendens
15-Gal
As Per Plan
9
Medicinal Aloe
Aloe barbadensis
5-Gal
Yellow Flower
46
Ironwood Tree
Olneya tesota
4
Multi-Trunk
Dense Canopy
36" Box
Stabilized Decomposed Granite - (Size: 1/4" Minus - Color: 'Desert Gold')
3" compacted min. depth (with 1/2" x 8" deep steel plate edge on both sides of path)
STABILIZED
DG
Angelita Daisy
Hymenoxys acaulis
1-Gal
As Per Plan
12
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
5-Gal
As Per Plan
21
Desert Spoon
Dasylirion wheeleri
x
x
x
x
x
x
x
x
GRASSES
x
x
x
x
TALL SHRUBS
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
'Compacta'
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
PERENNIAL WILDFLOWERS
x
x
x
x
x
x
x
x
x
x
x
x
7 EX & 8 NEW
12
TREES
74
72
SHRUBS
29
17
TREES
150
102
SHRUBS
PROVIDED
CITY OF MESA LS REQUIREMENTS
REQUIRED
RIGHT OF WAY (LONGBOW PKWY)
1 Tree/6 Shrubs per 25 LF
PARKING LOT ISLAND
1 Tree/6 Shrubs per 8 Spaces
- 294 LN FT.
1.
25% OF TREES REQUIRED IN R.O.W. SHOULD BE 36" BOX OR LARGER, WITH A MINIMUM OF 50% OF REQUIRED
TREES BEING 24" BOX. NO TREES SMALLER THAN 15 GALLON.
2.
10% OF TREES REQUIRED IN PARKING ISLANDS & FOUNDATION PLANTING AREAS NEED TO BE 36" BOX WITH THE
BALANCE BEING AT LEAST 24" BOX
3.
50% OF TREES REQUIRED IN PERIMETER LANDSCAPE AREAS TO BE 24" BOX WITH THE BALANCE BEING 15
GALLON.
4.
50% OF ALL REQUIRED SHRUBS TO BE 5 GALLON WITH NO SHRUBS LESS THAN 1 GALLON.
Additional Note:
*(2) ADDITIONAL 24" BOX TREES SUBSTITUTED FOR (4) 15 GALLON TREES
**(3) 24" BOX SUBSTITUTED FOR (6) 15 GALLON TREES
NOTES
634'
1 Tree per 50 LF
13
13
TREES
2
2
36" BOX
HOTEL BUILDING
33% OF EXTERIOR WALL
LANDSCAPE FOR WALLS VISIBLE FROM PARKING
94% OF EXT. WALL
Existing Tree (To Remain)
7
(NON PARKING, PERIMETER OR STREETS)
100 SQ FT
EVERGREEN TREES
OPEN SPACE AREA
21,108 SQ FT
8
800 SQ FT
50 SQ FT
SHADE TREES
16
800 SQ FT
50 SQ FT
LARGE SHRUB
83
4,150 SQ FT
25 SQ FT
MEDIUM SHRUB
141
3,525 SQ FT
25 SQ FT
EVERGREEN GROUNDCOVER
76
1,900 SQ FT
11,175 SQ FT
PLANT MATERIALS
REQUIRED
10,554 = 50%
PROVIDED
11,175 = 52.9%
GRAND TOTAL
36" BOX TREES
4
2
SCALE: 1"=30'-0"
PLANTING PLAN
0
15'
30'
60'
SCALE: NTS
VICINITY MAP
REVISIONS:
DATE:
workshop
landscape architecture
2901 e. highland ave
phoenix, az 85016
480-686-2001
hillman
Longbow Parkway, Mesa, Arizona
Longbow Hotel and Retail Development
03.15.26
T
H
C
HILLMAN
AARON J.
46944
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EXPIRES 09/30/27
03.15.26
Planting
Plan
L-1
NORTH
NORTH
6' WIDE STABILIZED DG TRAIL
WITH STEEL HEADER
(BOTH SIDES)
SVT, 441 FEET
35MPH, 40MPH DESIGN SPEED
PER COM CASE B1
SYNTHETIC
TURF
SYNTHETIC
TURF
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
EXISTING TREE
(TO REMAIN)
3' PARKING
SCREEN WALL TYP.
FUTURE RETAIL
(PROVIDE 2" DG
DUSTCOVER)
HOTEL BUILDING
PLANT MATERIAL NOTE:
All plant material should conform to the Arizona Nurseryman Association
standards.
PLANT MATERIAL NOTE:
1.
All plants comply with the "Longbow Business Park' Design Guidelines.
2.
All plant material should conform to the Arizona Nurseryman Association
standards.
1.
The landscape shall utilize a "NATURAL" maintenance program in
accordance with the best management practice of the landscaping industry.
11-33-2(I)4
2.
Required trees shall be minimum size as specified in he Arizona nursery
association "recommended tree specifications" latest edition. 11-33-2(B)2
3.
All landscape material installed shall be maintained by owner/or lesee in
accordance with he approved landcape plan 11-33-3(I) 2&3
4.
All trees and shrubs located in he line-of-sight will be maintained for a clear
area between 3'-7' and show line of sight on landscape plans.
5.
required landscape areas shall be free from encroachement by any use,
structure, vehicle, or feature not a part of he landscaping design 11-33-3-(A)
6.
Backflow preventers 2" or larger shall be screened with landscape material
located within a 6' radius of the backflow preventers (all backflow preventers
less than 2" shall be placed n a wire mesh basket and painted green. (The
Police Department's Crime Prevention Division has requested the change to
green to discourage theft.)
Mesa Note:
SITE
RECKER ROAD
LONGBOW PKWY
202
MCDOWELL ROAD
HIGLEY ROAD
RETENTION
BERM
TRASH ENCLOSURE
DG TYP.
SVT, 441 FEET
35MPH, 40MPH DESIGN SPEED
PER COM CASE B1
918 S.F.
PLAZA
BIKE RACKS
SHADE
STRUCTURE
1,350 SF MIN.
S
S
LONGBOW PKWY
FF:1430.50
EMERGENCY SITE OUTFALL (ESO)
ELEVATION = 1424.90
PROPOSED HOTEL
FF:1431.00
FUTURE BUILDING
LONGBOW HOTEL
6424 E. GREENWAY PKWY. #100 | SCOTTSDALE, AZ 85254
480-428-7178 | www.ElevationCE.com
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RED MOUNTAIN
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SITE
THOMAS ROAD
HIGLEY ROAD
MCDOWELL ROAD
RECKER ROAD
VICINITY MAP
LONGBOW HOTEL
6424 E. GREENWAY PKWY. #100 | SCOTTSDALE, AZ 85254
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LONGBOW PKWY
PROPOSED HOTEL
FUTURE BUILDING
LONGBOW HOTEL
6424 E. GREENWAY PKWY. #100 | SCOTTSDALE, AZ 85254
480-428-7178 | www.ElevationCE.com
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LONGBOW
PARKWAY
RED MOUNTAIN
FREEWAY
SITE
THOMAS ROAD
HIGLEY ROAD
MCDOWELL ROAD
RECKER ROAD
VICINITY MAP
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color, tone,
hue, tint, shading, ambient light intensity, materials, texture, contrast,
font style, construction variations required by building codes or
inspectors, material availability or final design detailing.
DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION
EXTERIOR RENDERING
MESA (LONGBOW), AZ
HOTEL
SD1.9
12/24/2025
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color, tone,
hue, tint, shading, ambient light intensity, materials, texture, contrast,
font style, construction variations required by building codes or
inspectors, material availability or final design detailing.
DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION
EXTERIOR RENDERING
MESA (LONGBOW), AZ
HOTEL
SD1.10
12/24/2025
144' - 6"
TO LOW PARAPET
147' - 8"
TO HIGH PARAPET
CEMENT BOARD
SW 7068
"GRIZZLE GRAY"
STUCCO
SW 9170
"ACIER"
EL DORADO
MADRONA
"CUT COARSE STONE"
CEMENT BOARD
WOODTONE
"WINCHESTER BROWN"
CEMENT BOARD
SW 7068
"GRIZZLE GRAY"
FIBER CEMENT CORNICE
SW 7069
"IRON ORE"
EL DORADO
MADRONA
"CUT COARSE STONE"
148' - 8"
TO TOP PARAPET
FIBER CEMENT CORNICE
SW 7069
"IRON ORE"
WINDOW TRIM
SW 7069
"IRON ORE"
STONE DRIPLEDGE TO PROVIDE SHADOW LINE
144' - 6"
TO LOW PARAPET
147' - 8"
TO HIGH PARAPET
CEMENT BOARD
SW 7068
"GRIZZLE GRAY"
STUCCO
SW 9170
"ACIER"
EL DORADO
MADRONA
"CUT COARSE STONE"
CEMENT BOARD
SW 7068
"GRIZZLE GRAY"
FIBER CEMENT CORNICE
SW 7069
"IRON ORE"
EL DORADO
MADRONA
"CUT COARSE STONE"
FIBER CEMENT CORNICE
SW 7069
"IRON ORE"
WINDOW TRIM
SW 7069
"IRON ORE"
STUCCO
SW 9170
"ACIER"
STONE DRIPLEDGE TO PROVIDE SHADOW LINE
PREFABRICATED ALUMINUM CANOPY
CEMENT BOARD
STUCCO
STONE
CEMENT BOARD
SW 7068 "GRIZZLE GRAY"
SW 9170 "ACIER"
EL DORADO
MADRONA
"CUT COARSE STONE"
WOODTONE
"WINCHESTER BROWN"
28%
47%
24%
1%
CEMENT BOARD
STUCCO
STONE
SW 7068 "GRIZZLE GRAY"
SW 9170 'ACIER'
EL DORADO
MADRONA
"CUT COARSE STONE"
25%
50%
25%
5' - 11"
3' - 0"
11"
1' - 7"
2' - 6"
3' - 0"
3' - 0"
3' - 0"
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color, tone,
hue, tint, shading, ambient light intensity, materials, texture, contrast,
font style, construction variations required by building codes or
inspectors, material availability or final design detailing.
DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION
EXTERIOR ELEVATIONS
MESA (LONGBOW), AZ
HOTEL
SD1.4
12/24/2025
REF:
/
1/8" = 1'-0"
1
SD1.1
NORTH (FRONT) ELEVATION
1
REF:
/
1/8" = 1'-0"
1
SD1.1
SOUTH (REAR) ELEVATION
2
GENERAL NOTES:
1. PER CONDITION OF APPROVAL # 7 OF ORD. NO. 4897, NOISE ATTENUATION MEASURES
MUST BE INCORPORATED INTO THE DESIGN AND CONSTRUCTION OF THE BUILDING TO
ACHIEVE A NOISE REDUCTION OF 25 DECIBELS. ADDITIONALLY, PER THE DMP DESIGN
GUIDELINES, BUILDING WALL, ROOF AND WINDOW ASSEMBLIES SHALL ADDRESS
METHODS TO ABSORB VIBRATION AND SOUND FROM AIRCRAFT. MINIMUM WINDOW STC
RATINGS SHALL BE AN STC OF 30, WITH WALL AND ROOF ASSEMBLIES TO INCLUDE
ATTENUATION MEASURES TO MEET THE MINIMUM 25 DECIBEL REDUCTION.
144' - 6"
TO LOW PARAPET
147' - 8"
TO HIGH PARAPET
148' - 8"
TO TOP PARAPET
CEMENT BOARD
SW 7068
"GRIZZLE GRAY"
FIBER CEMENT CORNICE
SW 7069
"IRON ORE"
FIBER CEMENT CORNICE
SW 7069
"IRON ORE"
STUCCO
SW 9170
"ACIER"
EL DORADO
MADRONA
"CUT COARSE STONE"
CEMENT BOARD
WOODTONE
"WINCHESTER BROWN"
WINDOW TRIM
SW 7069
"IRON ORE"
CEMENT BOARD
SW 7068
"GRIZZLE GRAY"
MECHANICAL LOUVER PAINTED
TO MATCH ADJACENT
STONE DRIPLEDGE TO PROVIDE SHADOW LINE
144' - 6"
TO LOW PARAPET
147' - 8"
TO HIGH PARAPET
CEMENT BOARD
SW 7068
"GRIZZLE GRAY"
FIBER CEMENT CORNICE
SW 7069
"IRON ORE"
FIBER CEMENT CORNICE
SW 7069
"IRON ORE"
148' - 8"
TO TOP PARAPET
STUCCO
SW 9170
"ACIER"
EL DORADO
MADRONA
"CUT COARSE STONE"
CEMENT BOARD
WOODTONE
"WINCHESTER BROWN"
WINDOW TRIM
SW 7069
"IRON ORE"
CEMENT BOARD
SW 7068
"GRIZZLE GRAY"
STONE DRIPLEDGE TO PROVIDE SHADOW LINE
CEMENT BOARD
STUCCO
STONE
CEMENT BOARD
SW 7068 "GRIZZLE GRAY"
SW 9170 "ACIER"
EL DORADO MADRONA
"CUT COARSE STONE"
WOODTONE
"WINCHESTER BROWN"
37%
32%
25%
6%
CEMENT BOARD
STUCCO
STONE
CEMENT BOARD
SW 7068 "GRIZZLE GRAY"
SW 9170 "ACIER"
WOODTONE
"WINCHESTER BROWN"
37%
32%
25%
6%
EL DORADO MADRONA
"CUT COARSE STONE"
EL DORADO STONE
MADRONA
"CUT COARSE STONE"
STUCCO, SMOOTH
SW 9170
"ACIER"
CEMENT BOARD
SW 7068
"GRIZZLE GRAY"
CEMENT BOARD
WOODTONE
"WINCHESTER BROWN"
ROOFING
WHITE TPO
PAINTED CMU TO MATCH
SW 9170 "ACIER"
CONCRETE CAP BLOCK
34" - 38"
8" NOMINAL
SMOOTH FACE
CMU BLOCK
ELEVATION
SECTION
SEALANT
WINDOW SILL
VINYL WINDOW W/
NAILING FIN
SEALANT
1"
PTAC WITH FLUSH
EXT GRILLE
SHEATHING, REF STRUC
SEALANT W/ BACKER
ROD
SEALANT W/ BACKER ROD
SELF ADHERED FLEXIBLE
FLASHING, EXTEND INTO
ROUGH OPENING PER MFR REQ
FLASHING
SELF ADHERED FLEXIBLE
FLASHING, EXTEND INTO ROUGH
OPENING PER MFR REQ
WEATHER BARRIER
AIR AND WEATHER BARRIER
TO EXTEND OVER OR BE
SEALED TO FLASHING
SEALANT W/ BACKER ROD
CEMENT BOARD TRIM;
SLOPED TOP EDGE
STONE VENEER SYSTEM
CEMENT BOARD TRIM;
SLOPED TOP EDGE
SEALANT W/ BACKER ROD
SELF ADHERED FLASHING AND
DRIP BY CEMENT BOARD MFR
FLASHING W/ CONT. DRIP.
TOP EDGE OF FLASHING TO
BE SEALED OVERLAPPED BY
WEATHER BARRIER
4"
BATT INSULATION
DOUBLE STUDS @ JAMBS,
REF STRUC
SIDING, REF ELEVATIONS
SHEATHING, REF STRUC
GYP BOARD
CEMENT BOARD TRIM
SEALANT
WINDOW SILL
BELOW
VINYL
WINDOW W/
NAILING FIN
BACKER ROD
& SEALANT
SELF ADHERED FLEXIBLE
FLASHING, EXTEND INTO
ROUGH OPENING PER MFR REQ
CONTINOUS SEALANT
BEHIND NAILING FIN
WEATHER BARRIER
CONTINUED
CLEAR
CAULK BEAD
MASONRY VENEER SYSTEM
BATT INSULATION
DOUBLE STUDS @ JAMBS,
REF STRUC
BACKER ROD & SEALANT
SHEATHING, REF
STRUCT
GYP BOARD
CONT. SEALANT
WINDOW SILL
BELOW
VINYL WINDOW W/
NAILING FIN
SHIM
CASING BEAD
CEMENT BOARD TRIM
WEATHER BARRIER
SELF ADHERED FLEXIBLE
FLASHING, EXTEND INTO
ROUGH OPENING PER MFR REQ
CONTINOUS SEALANT
BEHIND NAILING FIN
SEALANT
WINDOW SILL
ALUMINUM WINDOW
W/ NAILING FIN
SEALANT
1"
PTAC WITH FLUSH
EXT GRILLE
SHEATHING, REF STRUC
SEALANT W/ BACKER
ROD
SEALANT W/ BACKER ROD
SELF ADHERED FLEXIBLE
FLASHING, EXTEND INTO
ROUGH OPENING PER MFR REQ
FLASHING
SELF ADHERED FLEXIBLE
FLASHING, EXTEND INTO ROUGH
OPENING PER MFR REQ
WEATHER BARRIER
AIR AND WEATHER BARRIER
TO EXTEND OVER OR BE
SEALED TO FLASHING
SEALANT W/ BACKER ROD
CEMENT BOARD TRIM;
SLOPED TOP EDGE
PANEL SIDING, REF ELEVATIONS
CEMENT BOARD TRIM;
SLOPED TOP EDGE
SEALANT W/ BACKER ROD
SELF ADHERED FLASHING AND
DRIP BY CEMENT BOARD MFR
4"
The building images shown are a representation of the current design
intent only. The building images may not reflect variations in color, tone,
hue, tint, shading, ambient light intensity, materials, texture, contrast,
font style, construction variations required by building codes or
inspectors, material availability or final design detailing.
DESIGN REPRESENTATION ONLY - NOT FOR CONSTRUCTION
EXTERIOR ELEVATIONS & MATERIALS
MESA (LONGBOW), AZ
HOTEL
SD1.5
12/24/2025
REF:
/
1/8" = 1'-0"
1
SD1.1
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1
REF:
/
1/8" = 1'-0"
1
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2
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/
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6
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/
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A
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5
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A
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7
REF:
/
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A
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WINDOW JAMB - SIDING
4
MATERIALS
1/8" = 1'-0"
SCREEN WALL
3
02/04/2026
02/04/2026
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C O M M E R C I A L R E A L E S T A T E S E R V I C E S
2575 East Camelback Road, Suite 500
Phoenix, AZ 85016-4290
602 614 7877 Tel
602 735 5655 Fax
March 10, 2026
Jaye O’Donnell
Economic Development Director
City of Mesa Office of Economic Development
120 N. Center St. | PO Box 1466 |
Mesa, AZ 85211-1466
Sent Via Email
Re: Proposed Extended-Stay Hotel Development Longbow – Mesa, Arizona
Dear Jaye,
I am writing on behalf of Opwest Development regarding the proposed extended-stay
hotel project at Longbow Business Park in Mesa, Arizona.
The OpWest Development proposal represents a strategic opportunity to solidify the
enduring success of Longbow Business Park and enhance its contribution to the City of
Mesa's economic landscape. As a commercial real estate broker with 33 years of
experience, including three years dedicated to this specific site within Longbow, I am
writing to advocate for the development of a four-story extended-stay hotel as the
optimal use for this final, strategically positioned parcel.
This Final Site would be a Crowning Achievement for Longbow Business Park
Longbow Business Park, a 330-acre mixed-use development, has been a testament to
thoughtful planning, meticulous execution, and a strong partnership between the City
of Mesa and the Longbow Business Park ownership, under the leadership of Bob
McNichols. The vision has always been to create a thriving commercial hub, attracting
top-tier businesses and fostering a dynamic economic environment. This final site
presents the opportunity to not only complete this vision but also to elevate Longbow to
its full potential.
The Market Reality: An Informed Decision
While the City's interest in a full-service hotel with meeting space is understood, a
thorough market analysis and extensive consultation with over thirty hotel developers
reveals a compelling truth:
• Targeted Demand: The demographics and current business activity within the
Longbow trade area strongly favor an extended-stay hotel. This type of
accommodation directly caters to the needs of business travelers, project teams,
C O M M E R C I A L R E A L E S T A T E S E R V I C E S
2575 East Camelback Road, Suite 500
Phoenix, AZ 85016-4290
602 735 5555 Tel
602 735 5655 Fax
and those requiring longer-term stays, thereby fostering a robust business
ecosystem within the park.
• Expert Consensus: The overwhelming consensus among industry experts confirms
that an extended-stay hotel represents the most economically viable and
sustainable development for this site.
• Proven Success: The existing extended-stay hotel immediately adjacent to the
property demonstrates the strong and consistent demand for this type of
accommodation, validating its potential for success.
The Solution: A Four-Story Extended-Stay Hotel
A four-story extended-stay hotel offers numerous benefits to the City of Mesa and
Longbow Business Park:
• Economic Strength: It guarantees a financially viable project, securing long-term
tax revenue and creating valuable employment opportunities.
• Strategic Alignment: It complements the existing businesses and the overall
character of Longbow Business Park, providing a vital service to the business
community and supporting the park's continued growth.
• Attraction of Investment: It will attract qualified developers with a proven track
record in extended-stay hotel development, ensuring a smooth and successful
project launch.
• Meeting the City's Goals: It will support the City's economic development goals by
providing much-needed accommodation for business travelers, which will
support local businesses and the economy.
We understand the desire for a full-service hotel. However, our extensive market
research and the expert opinions of leading hotel developers have led us to this
conclusion. This solution, while perhaps different than initially envisioned, offers the
greatest potential for long-term success, economic stability, and contribution to the City
of Mesa.
I believe that this project will be a crowning achievement for Longbow Business Park,
solidifying its place as a premier destination for business and furthering the economic
vitality of the City of Mesa.
It is my hope that the City of Mesa Economic Development Office and City Council
endorse the development of a four-story extended-stay hotel at this site. This decision
will not only secure the success of this final parcel but also further enhance Longbow
Business Park's contribution to the City's economic growth and prosperity.
C O M M E R C I A L R E A L E S T A T E S E R V I C E S
2575 East Camelback Road, Suite 500
Phoenix, AZ 85016-4290
602 735 5555 Tel
602 735 5655 Fax
Sincerely,
CBRE, INC.
Mike Parker
Executive Vice President
+1.602.614.7877
mike.parker6@cbre.com
www.cbre.com/mike.parker
C O M M E R C I A L R E A L E S T A T E S E R V I C E S
Brandon J. Feighner
Executive Vice President
CBRE Hotels Advisory
NO HARD COPY TO FOLLOW
CBRE, Inc.
400 South Hope Street, 25th Floor
Los Angeles, CA 90071
+1 213 613 3373 Office
+1 714 504 8559 Mobile
Brandon.feighner@cbre.com
www.cbrehotels.com
March 17, 2026
Mr. Tyler Kent
Opwest Partners
6900 East Camelback Road, Suite 902
Scottsdale, AZ 95251
Re:
Proposed Longbow Business Park Hotel – Mesa, AZ
Dear Mr. Kent:
Per your request we have drafted this letter relative to your proposed extended-stay hotel (the
“Hotel” or “Subject”) to be located on the south side of E. Longbow Parkway between Recker
Road and N. Higley Road (the “Site”) in Mesa, AZ. The basis for the professional opinions and
findings presented herein are based upon our detailed study of the potential market demand,
estimated annual operating results, and economic feasibility for the proposed Hotel, which was
completed in December 2025 (the “Study”) and concluded that we found strong market support
for an approximately 124-unit, nationally branded extended-stay hotel.
As we understand it, one or more members of Mesa’s civic leadership have expressed a desire
for the Site to be developed with a larger resort and/or conference center hotel, rather than the
high-quality extended-stay hotel as currently proposed. While there may be future demand for
such a development project in the City of Mesa to meet the community’s growing needs, there
are a number of factors and conditions that taken together, render the Site unsuitable for the
development of a larger full-service hotel and conference center, including at a minimum the
following: specific site attributes, local market composition, historical and projected market
performance and overall development economics.
The Site is located in the Longbow Business Park in the Falcon Field District, a well-established
employment center anchored by aviation, aerospace, and advanced manufacturing activity
surrounding Falcon Field Airport. Major employers and business sectors in this area include
Boeing’s Mesa facility, aviation maintenance and repair operations (MRO), flight training schools,
aerospace suppliers, engineering firms, and a broad mix of light industrial, technology, and
business park users. This type of employment base typically generates lodging demand from
midweek business travelers, aviation personnel, visiting engineers, project-based contractors, and
training-related travel, rather than the type of large conference or convention demand that full-
service hotels typically rely upon. Additionally, the relatively limited size Site is incompatible with
the required footprint typically necessary for the construction of a full-service hotel which requires
more sizeable acreage to accommodate parking ratios, and operational components such as
meeting space, banquet functions, expanded public areas, and the additional parking and back-
of-house infrastructure. Lastly, given the extensive industrial development in the area and
overflights across or in close proximity to the Site, it would not be considered a prime candidate
for the development of a full-service resort and conference center, even if the Site was
significantly larger in size.
In completing our Study, one of the significant components of our methodology was to research
the competitive lodging supply in and around Mesa with a particular focus on the hotels that
would compete most directly with the proposed Hotel. In doing so we noted two attributes
regarding the local lodging market. The first being that many of the hotels in the local area were
of an older vintage with the most recently developed hotel being the Home2 Suites (located
adjacent to the Site) that opened in July 2021. Secondly, we found that the majority of hotels in
the local area were of a limited-service or extended-stay positioning, with no true full-service
hotels in Northeast Mesa. Thereby given the extensive employment in the immediate area and its
projected growth, the hotel market in the local area is likely undersupplied and would benefit
from additional high-quality accommodations that support transient demand.
In best determining the type and projected financial performance of the proposed Hotel, our
Study also reviewed the historical performance of the competitive lodging market over an eight-
year basis from 2017 to 2024 and year to date through October 2025 as compared to the prior
period in 2024. We found that over this historical period aggregate market occupancy levels
ranged from a low of 59.2% in 2020 to a high of 77.0% in 2018. The average daily rate (“ADR”)
of the competitive market peaked at $151.21 in 2024 and was projected to end 2025 at
approximately $151.00, based on the ten months of available data for the year. Thus, while the
local market is considered to be healthy and we found support for the development of additional
hotels, ADR levels achieved by the competitive market were below or far below that required to
support full-service hotel development.
Projected top line revenues (primarily occupancy and ADR levels) are only one component in
determining the economic feasibility of any potential hotel development. Another important factor
is the anticipated net operating income, which takes into account all departmental, undistributed
and fixed expenses required to operate a hotel. On a margin basis, extended-stay hotels are
significantly more efficient that full-service hotels, a significant factor in explaining that as of the
latter part of 2025, extended-stay hotels accounted for approximately 40% of all hotel
construction projects in the U.S. One must also consider overall development economics, i.e.,
construction costs and financing factors. Construction costs rose significantly during the Covid-19
Pandemic and remain elevated today given economic uncertainty and geopolitical factors such as
tariffs and ongoing military actions. The cost of capital also remains elevated as the Federal
Funds target rate is currently at 3.50-3.75 percent, a far cry from the 0.0-0.25 percent range
from 2020 to 2022. Taken together, new construction financing for hotels remains subdued and
lenders are primarily deploying capital to projects that meet the same criteria as the proposed
extended-stay hotel rather than full-service conference hotels.
In conclusion, the Hotel as currently proposed is aptly suited to the local market that it is
anticipated to serve and would meet the needs of the growing business community. Based on our
estimate of the Hotel’s future estimated room revenues and assuming a 7.0% tax rate for the City
of Mesa, the proposed subject could potentially generate as much as $3.7 million to the local
municipality over its first ten years of operation.
Sincerely,
CBRE Hotels Advisory
Brandon Feighner
Executive View President
Corey Mitchell
Senior Director of Development
Southwest Region
Arizona
Central and Northern California
310-462-1320 cell phone
March 12, 2026
Jaye O’Donnell
Economic Development Director
City of Mesa Office of Economic Development
120 N. Center St. | PO Box 1466 | Mesa, AZ 85211-1466
Re: Proposed Extended-Stay Hotel Development Longbow – Mesa, Arizona
Dear Jaye,
It was great meeting you at the groundbreaking for the Homewood/Tempo in Mesa a while back,
and I hope all is well. I am writing to you regarding the proposed extended-stay hotel project at
Longbow Business Park in Mesa, Arizona.
As you know I am the Senior Director of Development overseeing Hilton’s development efforts
in the Southwest region. In the Phoenix metropolitan area alone, I have been involved in the
development of over 50 hotel properties totalling more than 7500 hotel rooms over the past 10
years.
In this role, our team regularly evaluates hotel development opportunities throughout the
Phoenix metropolitan area, including multiple submarkets within Mesa. Through this work, we
have developed a detailed understanding of local hotel demand, development feasibility, and the
types of lodging products that perform best within specific submarkets.
Based on our familiarity with the Falcon Field District and the broader Northeast Mesa market,
we believe the proposed LivSmart Studios extended-stay concept is well suited for this particular
site and submarket.
We understand there has been discussion suggesting that a full-service hotel with conference
facilities and a full-service restaurant could be appropriate for this location. While we appreciate
that perspective, our experience evaluating similar hotel opportunities across the region leads us
to believe an all-suites or select service hotel makes the most sense.
Since the site itself is relatively limited in size it restricts the ability to efficiently accommodate
the larger building footprints, parking ratios, and operational components typically required for a
full-service hotel. Hotels with conference facilities and full-service restaurant operations
generally depend on larger parcels to support meeting space, banquet functions, expanded public
areas, and the additional parking and back-of-house infrastructure those uses requires.
The immediate surroundings and land-use context further reinforce the appropriateness of a
midscale hotel product. The site is adjacent to an existing midscale hotel and flex-office uses and
located across from a planned Sam’s Club development, all within the broader Falcon Field
submarket, which is characterized primarily by manufacturing, aviation activity, Boeing
operations, and a concentration of industrial and business park users. These types of
employment-driven submarkets typically generate consistent demand from midweek business
travelers, aviation personnel, contractors, and project-based workers, rather than the type of large
group or convention demand that full-service hotels typically rely upon.
In addition, the hotel market from Main Street Mesa extending north toward Loop 202 has not
demonstrated the RevPAR strength typically required to support a new full-service or upscale
focused-service hotel. Given current construction costs and overall development economics, the
market conditions in this corridor do not support the development of an upscale or full-service
hotel product at this time.
For these reasons, the appropriate branding and positioning for this location is a well-designed
midscale hotel product. A brand such as LivSmart Studios by Hilton is designed to efficiently
serve midweek business transient demand and smaller group activity associated with nearby
employers, while also providing additional lodging capacity for leisure traveller’s visiting the
Northeast Mesa area.
It is also important to note that the Northeast Mesa market has experienced very limited hotel
development over the past two decades. In fact, the area has seen only one quality branded hotel
open in approximately the last 20 years. Given the continued growth of the surrounding
employment base and commercial activity, the submarket would benefit from additional modern
hotel supply.
For that reason, we are excited about the opportunity to bring a new Hilton-branded hotel to the
Longbow Business Park area, as we believe the market would benefit from additional high-
quality accommodations that support both business and leisure travel demand.
We also believe that Opwest Development’s proposed site plan represents a thoughtful and well-
aligned approach for the property. The plan to orient the hotel to capture view corridors toward
the Longbow Golf Course, combined with the addition of a retail pad component at the front of
the site, creates a strong development concept. In particular, the proposed retail component will
provide valuable amenities for hotel guests while creating walkable access to future restaurant
and service uses, enhancing the overall guest experience and adding vitality to the site.
In summary, our evaluation of the site constraints, surrounding land uses, and submarket demand
characteristics indicates that a midscale extended-stay hotel such as LivSmart Studios by Hilton
represents the most appropriate and feasible hospitality product for this location. We believe this
approach aligns well with the character of the Falcon Field business district while helping meet
the growing lodging needs of Northeast Mesa.
We appreciate the City’s consideration of this project and welcome the opportunity to provide
any additional information that may assist with the review process. Hilton is very excited about
the opportunity. Should you have any questions or comments please feel free to contact me at
corey.mitchell@hilton.com or at 310-462-1320.
Sincerely,
Corey Mitchell
Senior Director Development
Southwest Region- Based in Phoenix
Hilton
Philip Colón
Vice President - Development
Marriott International
March 12, 2026
Mrs. Alicia Goforth
Councilmember - City of Mesa
Sent Via Email
Dear Councilmember Goforth,
I appreciate the opportunity to provide perspective regarding Opwest Development’s
proposed hotel project at the Longbow Business Park in Mesa, Arizona. Based on our
experience evaluating hospitality development across the Phoenix metropolitan area,
we believe the proposed concept represents a well-aligned lodging product for both the
site and the surrounding Northeast Mesa submarket.
I currently serve as Vice President Lodging and Development for Marriott International,
overseeing development across several focused service and extended-stay brands,
including TownePlace Suites by Marriott, Residence Inn by Marriott, Fairfield by
Marriott, SpringHill Suites by Marriott, AC Hotels, Courtyard and Fairfield.
Through this work, our team frequently reviews hotel development opportunities
throughout the Phoenix market area, including several locations within the Mesa
market and the Falcon Field District. This experience provides us with a strong
understanding of local demand patterns, hotel performance metrics, and the types of
lodging products that are best suited to particular sites and employment-driven
submarkets.
From a market perspective, the Northeast Mesa area has experienced very limited hotel
development over the past two decades. In fact, the market has seen only one quality
branded hotel open in approximately the last 20 years, despite continued growth in
employment and commercial activity. As the surrounding business base continues to
expand, additional hotel capacity will be necessary to accommodate both business-
related travel and visitors to the area.
The Falcon Field District is a well-established employment center anchored by aviation,
aerospace, and advanced manufacturing activity surrounding Falcon Field Airport.
Major employers and business sectors in this area include Boeing’s Mesa facility,
aviation maintenance and repair operations (MRO), flight training schools, aerospace
2820 W. 53rd St.
Denver, CO 80221
Marriott International,
Inc.
Hotel Development
Philip Colón
Vice President - Lodging Development
Page 2
540013v3
suppliers, engineering firms, and a broad mix of light industrial, technology, and
business park users
located throughout the Falcon Field and Longbow Business Park area. Submarkets with
this type of employment base typically generate lodging demand from midweek
business travelers, aviation personnel, visiting engineers, project-based contractors, and
training-related travel, rather than the type of large conference or convention demand
that full-service hotels typically rely upon.
For this reason, a midscale extended-stay concept such as StudioRes is well suited to the
demand profile of this area. This type of hotel is designed to serve business transient
demand during the workweek as well as smaller group activity associated with nearby
employers, while also providing accommodations for leisure travelers visiting
Northeast Mesa and the surrounding recreation and golf destinations.
In addition to the market dynamics, the physical characteristics of the development site
also influence the type of hotel that can be appropriately accommodated. The property
is approximately three acres in size, which limits the ability to support the building
scale, parking requirements, and operational components typically associated with a
full-service hotel that includes conference facilities and a full-service restaurant. Hotels
operating in that segment generally require larger sites to accommodate meeting space,
banquet facilities, food and beverage operations, expanded public areas, and the
additional parking and service infrastructure needed to support those uses.
There has been some discussion suggesting that a full-service hotel could be
appropriate at this location. While we understand that viewpoint, our experience
evaluating hotel feasibility throughout the region indicates that both the physical
constraints of the site and the surrounding demand characteristics make a full-service
hospitality model unlikely to perform successfully in this location.
Additionally, the hotel performance metrics in the corridor extending from Main Street
Mesa north toward Loop 202 have not historically demonstrated the RevPAR levels
typically required to support new upscale or full-service hotel development. Given
today’s construction costs and overall development economics, the market conditions in
this portion of Mesa do not currently support the feasibility of a new full-service hotel
product.
We are also encouraged by Opwest Development’s overall site planning approach. The
proposal to orient the hotel to capture views toward the Longbow Golf Course,
combined with the inclusion of a retail pad component along the front of the property,
creates a thoughtful development concept. The planned retail component in particular
will provide
Page 2
540013v3
future restaurant and service amenities that enhance the guest experience while
improving the walkability and overall functionality of the site.
Taken together, the site configuration, surrounding land uses, and demand drivers
within the Falcon Field business district all point toward a midscale extended-stay hotel
as the most appropriate hospitality product for this location. A brand such as StudioRes
by Marriott is specifically designed to operate efficiently in employment-driven
submarkets like this while providing high-quality accommodations that support both
business and leisure travel demand.
We appreciate the City’s consideration of this project and would be pleased to provide
any additional information that may assist with the review process.
Sincerely,
Philip Colón
Vice President, Development
Planning & Zoning Application
(Council Use Permit, BIZ Overlay, Site Plan & Design Review)
CITIZEN PARTICIPATION PLAN
Longbow Mixed-Use
Hotel & Retail/Restaurant
West of SWC Longbow Parkway & Recker Road (Mesa, Arizona)
November 8, 2025
Case Nos. ZON25-XXXXX & DRB25-XXXXX
I.
Purpose
The purpose of this Citizen Participation Plan is to inform citizens, property owners, neighborhood
associations, agencies, schools and businesses near the project site regarding a Planning & Zoning
application for a Council Use Permit, BIZ Overlay, and Site Plan, as well as an accompanying
Design Review application for the “Longbow Mixed-Use” project (the “Project”). The Project is a
proposed mixed-use hotel and retail/restaurant development located west of the southwest
corner of Longbow Parkway and Recker Road in the City of Mesa (the “City”) on 3.37 total acres
comprising APN 141-41-036 (the “Site”).
This Citizen Participation Plan will ensure that those affected by this application have an adequate
opportunity to learn about and comment on the Project. We will use the action plan outlined
below to engage and inform neighboring property owners and other members of the public of the
benefits this Project will bring to the community and to address any concerns.
II.
Contact
Rose Law Group pc
Chris Webb
7144 E. Stetson Drive, Suite 300, Scottsdale, AZ 85251
Ph: (480) 240-5648
E: cwebb@roselawgroup.com
III.
Pre-Submittal Conference
The Pre-Submittal conference was held with the City on October 28, 2025.
IV.
Action Plan
In order to provide effective citizen participation in conjunction with these applications, the
following actions will be taken to provide opportunities to understand and address any real or
perceived impacts that members of the community may have.
1. A notification area list was developed for citizens and agencies in this area including:
• All registered neighborhood associations and HOAs within 1-mile of the Site.
• All property owners within 1,000 feet of the Site.
2. A neighborhood meeting will be held near the Site to present the Project details and
provide an opportunity for any interested parties to ask questions and provide
comments.
3. Everyone on the notification area list will be mailed an invitation to the neighborhood
meeting, including an explanation of the Project, the related applications being
submitted to the City, and a map of the Site.
4. The Project team will continue to provide additional information or address additional
questions that may arise following the neighborhood meeting.
5. A Citizen Participation Report will be provided to the City documenting the results of
the neighborhood meeting and all contact with any interested parties.
V.
Draft Schedule for Completion
Pre-Submittal Conference – October 28, 2025
Application Submittal – November 2025
Neighborhood Meeting – January 2026
Submittal of Citizen Participation Report – February 2026
VI. Attachments
Notification Area Map
Notification Area List
1000’ NOTIFICATION AREA
HOAs WITHIN 1 MILE RADIUS
APN
PROPERTY OWNER
ADDRESS
CITY
AZ
ZIP
141-40-007A
SUNSHINE ACRES CHILDREN HOMES
3405 N HIGLEY RD
MESA
AZ
85201
141-41-008A
LONGBOW HOTEL ASSOCIATES I LLC
9455 E IRONWOOD SQUARE DR
SCOTTSDA AZ
85258
141-41-008F
LONGBOW 12 WEST LLC
12 W MAIN ST
MESA
AZ
85201
141-41-014
THOMPSON GOLF GROUP LLC
4415 E VILLAGE PKWY
GILBERT
AZ
85298
141-41-020B
SAMS WEST INC
2608 SE J ST
BENTONVILAR
72712
141-41-022A
SNL MESA AZ LLC
300 N LASALLE 5450
CHICAGO IL
60654
141-41-030
FC MESA LLC
2989 W MAPLE LOOP DR STE 100
LEHI
UT
84043
141-41-031
INDUSTRIAL INVESTORS LLC
2491 HARDIN RIDGE DR
HENDERSONV
89052
141-41-032
NUVISION FEDERAL CREDIT UNION
7812 EDINGER AVE
HUNTINGTOCA
92647
141-41-033
DRH ENERGY INC
7689 E PINNACLE PEAK RD 200
SCOTTSDA AZ
852255
141-41-035
DHI COMMERCIAL-LONGBOW LLC
1341 HORTON CIR
ARLINGTONTX
76011
141-41-036
DOVER ASSOCIATES LLC
5110 N 40TH ST STE 254
PHOENIX
AZ
85018
141-41-037
DOVER ASSOCIATES LLC
5110 N 40TH ST STE 254
PHOENIX
AZ
85018
141-41-038
DOVER ASSOCIATES LLC
5110 N 40TH ST STE 254
PHOENIX
AZ
85018
141-41-039
DOVER ASSOCIATES LLC
5110 N 40TH ST STE 254
PHOENIX
AZ
85018
NEIGHBORHOOD
CONTACT
EMAIL
PHONE
Longbow Business Park & Golf Club Property Owners Association
The Wells HOA
Ironwood at Red Mountain HOA
Loma Vista HOA
Camelot Property Owners Association
Rancho Del Lago/ Villa Royale II HOA
Painted Mountain Golf Villas Vacation Ownership Rental
Mesa Desert Heights HOA
Ridgeview
Summit
Reserve at Red Rock
1000' Notification Mailing List
MESA LONGBOW
HOA'S within 1 Mile
Economic and Real Estate Consulting
Elliott D. Pollack & company
3317 S. Higley Road, Suite 114-115, Gilbert, AZ 85297 PH 480.423.9200 info@edpco.com www.arizonaeconomy.com
1
To: Bob McNichols, Daedalus Real Estate Advisors
From: Rick Merritt, Elliott D. Pollack & Company
Re: Market Analysis of Second Hotel – Longbow Business Park
Date: March 26,2026
Elliott D. Pollack & Company has been retained by Daedalus Real Estate Advisors, master
developer of Longbow Business Park and Golf Club, to evaluate the development of a
planned second hotel within the Longbow Business Park which includes a variety of existing
and planned industrial, multifamily residential, and retail uses. The proposed site of the
planned hotel is adjacent to the existing Home2 Suites by Hilton Mesa Longbow on East
Longbow Parkway built in 2021 with 111 rooms.
Longbow Business Park is situated just northeast of Falcon Field and adjacent east of the
Boeing Company site where the Boeing AH-64 Apache Helicopter is manufactured. The
Falcon District area has been the subject of planning efforts by the City of Mesa as a primary
employment center. The 2007 Falcon Field Sub Area Plan was prepared to provide strategies
to guide development and redevelopment within the plan area and create a vibrant and
progressive urban center focused on aviation related businesses and high quality
employment. A series of reports commissioned by the City of Mesa Development Services
Department, the City of Mesa Economic Development Department, and Daedalus Real
Estate Advisors all focused on retail development in the Longbow market in 2025.
A key economic development principle of the Mesa General Plan 2050 is to protect and
promote Mesa’s airports as a global connection for tourism and business development.
According to the City of Mesa, the Falcon District is one of Mesa’s largest employment
centers in the city with more than 18,000 jobs including the city’s largest private employer –
Boeing Company with an estimated 4,800 employees. Boeing’s economic impact in Arizona
is massive, totaling $2.9 billion supporting 49,000 direct and indirect jobs and 270 suppliers
in the state. Beyond Boeing, the Falcon District is home to a large cluster of world-class
aerospace and defense companies on and surrounding Falcon Field Airport, including
leading-edge, international players in the advanced manufacturing and business services
sectors. The District’s primary attributes and industry targets include the following:
2
• Aerospace/Aviation & Defense: The Falcon District boasts market leaders in
aerospace, defense, and aviation including Boeing, MD Helicopters, Northrop
Grumman, Nammo Defense Systems, Mercury Systems, Heliponents, CAE Aviation
Academy, Serastar Technologies Corporation, and Valkyrie Aero.
• Advanced Manufacturing: Businesses in the Falcon District have a long history of
manufacturing excellence including Special Devices Inc., Daicel Safety Systems,
BEMO, and Able Steel.
• Advanced Business Services: Advanced Business Services is an important strategic
target for the Falcon District. With robust fiber assets, easy transportation access,
and a well-educated workforce, the Falcon District is a perfect location for back
office, financial, and customer service companies including close proximity to
compatible retail and entertainment uses.
According to the Maricopa Association of Governments (MAG), the Falcon Field
Employment District is expected to continue to grow rapidly over the next 35 years (see table
below). Growth is fostered by the District’s excellent freeway access via the Loop 202 and
its manufacturing and aerospace/aviation assets. In fact, Boeing was recently awarded a
$4.7 billion contract from the U.S. military for continued work on the Apache helicopter,
including crew trainers, and associated components and parts. The contract continues
through 2032 with half of the funding coming from foreign military sales to Poland, Egypt,
and Kuwait. The demand for additional business and leisure hospitality accommodations
in the Falcon District is clear.
Forecast
Change
Year
Jobs
in Jobs
% Change
2020
15,507
2030
17,994
2,487
16.0%
2040
20,595
2,601
14.5%
2050
22,425
1,830
8.9%
Source: MAG
Projected Employment Growth
Falcon District
Note: MAG's employment estimates in this table vary slightly
from those provided by the City of Mesa.
3
The Falcon Field industrial market is extremely healthy. According to CBRE, the market has
grown by 839,000 square feet of industrial space since 2020 with a current vacancy rate of
5.7%. Comparatively, the vacancy rate for the Metro Phoenix industrial market stands at
11.0%. More than 705,000 square feet of industrial space have been absorbed in the Falcon
District alone in the last five years.
The second hotel planned for the Longbow Business Park could be a Marriott-branded
extended stay mid-tier hotel which offers apartment style rooms with kitchenettes, on-site
laundry, a fitness center, outdoor pool and patio plus golf course and mountain views. Out
of 67 hotels in Mesa, only 8 are Marriott brands and none are situated in northeast Mesa.
Marriott, the largest hotel chain in the world, is currently expanding its presence in Mesa
with three properties under construction and three planned for 2028. Most of those planned
and under construction hotels are near Mesa Gateway Airport. The addition of a Marriott-
branded hotel in the Longbow Business Park would support hospitality demand generated
by the extensive employment base in the Falcon District.
Over the last few years, the extended stay hotel market has been the most active sector with
significant construction activity underway. According to Lodging Econometrics, at the end
of the third quarter of 2025, extended stay hotel projects in the U.S. account for 40% of all
new projects and 34% of all rooms in the hotel pipeline.
Extended stay properties came to prominence during the pandemic for clients such as first
responders, traveling nurses, construction crews, and others relocating for family or
professional reasons. This made the performance of the sector recession resistant relative
to traditional hotels. Extended stay mid-tier brands are also now recognized for a variety of
additional advantages and appeal to a broad base of demand, serving both shorter transient
stays as well as longer-term stays. Transient travelers appreciate the larger room design and
added convenience of the in-room amenities. At the same time the rooms can
accommodate the needs of long-term visitors who may need housing for several weeks. In
addition, extended stay hotels are competitive to short-term rentals offered on platforms
such as VRBO and Airbnb.
Since 2017, the occupancy rate at extended stay properties in Mesa outperformed all other
hotel types by an average of 6.6% (the average annual occupancy rate for extended stay
hotels over those nine years was 70.6% versus 64.0% at all other hotels). The U.S.
government’s spending on defense, infrastructure, semiconductors, and technology will
provide long-term demand for extended stay properties.
4
In addition, the concept of “blended travel”, the combination of mixing a work trip with
leisure, came to popularity during the pandemic. The trend has not subsided, and with the
option of remote work, more travelers are combining leisure with business travel. A survey
conducted by Crowne Plaza found that 80% of U.S. respondents like the idea of travelling
while working remotely and 60% said they plan to add leisure days to future business trips.
The extended stay hotel model will likely provide long-term growth for the hotel industry.
Most companies, including Marriott, Hilton and Hyatt, are developing a variety of brands and
pricing levels to address demand. These three brands represent some of the top three
loyalty programs in the world with Marriott at 228 million members, Hilton with 210 million
members, and Hyatt at 54 million members. Marriott and Hilton loyalty programs will
provide significant benefits for the existing and planned hotels in the Falcon District.
Given the extensive employment in the Falcon District and its projected growth, the hotel
market in the surrounding area is undersupplied. The following map shows the location of
hotels in Mesa generally north of the Superstition Freeway and east of the Loop 101. Most
hotels are found along Main Street with only two hotels situated near Falcon Field: the
5
Home2 Suite by Hilton Mesa Longbow in Longbow Business Park and Westgate Painted
Mountain Golf Resort. This latter property is primarily a time-share resort that offers hotel
type stays in vacant time-share units but does not report occupancy or daily rate information
to data reporting sources for the hospitality industry. Most hotel construction activity in
recent years in Mesa has occurred near Mesa Gateway Airport.
Mesa Hotels North of U.S. 60
Given the size of the employment base in the Falcon District, its planned growth, and
prospective retail, recreation, and leisure growth, additional hotel rooms are warranted.
Extended stay hotels offer options for visitors who may spend more than a few days in the
area including personnel such as major aerospace and industrial contractors and suppliers,
helicopter training crews and pilots, visitors flying into Falcon Field, and leisure guests.
These visitors will search for services in the area for groceries and various retail services, as
well as restaurants. A proposed Marriott branded hotel will fill that growing demand.
Planned development at Longbow Business Park includes over 300,000 square feet of new
retail space and 100,000 square feet of flex office space within the next five years, bringing
the total occupied sites of retail, commercial, recreation, hospitality, and industrial space
to 1.7 million square feet of structures on 150 acres adjacent to and surrounding Longbow
Golf Club which occupies approximately 165 acres in the center of the Business Park. The
Home2 Suites
Westgate Painted
Mountain Golf Resort
6
entire Longbow Business Park and Golf Club development stretches between Higley and
Recker Roads and from McDowell Road north to the Loop 202 Red Mountain Freeway. The
master planned 330-acre mixed use development is expected to be completed by 2030.
This analysis also considered the demand for a resort associated with the Longbow Golf
Course on the proposed Marriott branded hotel site. Given the small size of the hotel site,
the extensive industrial development in the area, and overflights across the golf course from
Falcon Field, a resort-grade, full-service hotel is not feasible for Longbow Business Park or,
in fact, anywhere within the Falcon District. Any hotel demand in the area would be oriented
towards business travel to meet demand generated by the District’s extensive aerospace,
aviation, defense, and advanced manufacturing assets.
A hospitality report recently prepared for a site in the Falcon District came to the same
conclusion as outlined by the following findings.
• The location & demand profile of the Falcon District has limited upside for a resort or
luxury product. The Falcon District is a non-destination area with limited walkability
and leisure appeal. The primary demand generators (Amazon, Boeing, Falcon Field)
are weekday transient-oriented with shallow group and weekend demand.
Additionally, noise from Falcon Field and Boeing is a significant concern and limits
opportunity to activate outdoor areas at the property.
• Market demand in Mesa is price-sensitive, not full-service driven. Mesa lodging
performance trends show select-service hotels outperforming full-service via higher
occupancy at lower ADR, indicating guests favor value lodging over higher-rated full-
service product in this submarket.
By comparison, two hotels with 600 rooms are currently planned for the Palo District as part
of the redevelopment of the former Fiesta Mall site, one of the city’s prime walkable areas.
The hotels are designed to accommodate both leisure and business travelers and will
complement the Palo District’s core uses including sports, sports medicine, research,
business, leisure, and tourism. One hotel is planned as a 400-room modern lifestyle
property with a chef-driven restaurant and meeting spaces located adjacent to the planned
sports stadium. The hotel is expected to be categorized as an upper-upscale or luxury
hotel. The hotel alone satisfies the recommendation of Visit Mesa “to proceed with a 300
plus key upper-upscale hotel with 20,000 to 30,000 square feet of meeting space.” The
second hotel is planned as a 200-room extended-stay facility to accommodate families,
fans, tourists, researchers, and visitors. Another 600-room resort hotel with convention
facilities was announced in south Mesa at Legacy Park near Williams Field Road and SR 24.
7
The Palo District is a prime location for a resort oriented or luxury hotel due to its proximity
to the Superstition Freeway, proposed professional sports facilities, Mesa Community
College, nearby businesses, and restaurant and shopping opportunities. It will fill a
significant need in the area for higher-end hospitality and lodging for visitors to the project
and other parts of the East Valley.
8
Qualifications of Elliott D. Pollack & Company
Elliott D. Pollack & Company is headed by one of Arizona’s most noted economists and offers
a broad range of economic and real estate consulting services backed by the most
comprehensive database found in Arizona. The firm’s services can generally be classified
into the following areas:
• Real Estate Consulting: Affordable housing market assessments, marketability
and supply/demand studies, financial feasibility analysis, real estate forecasting,
land use/land economic studies and property evaluations.
• Economic and Fiscal Impact Analyses/Modeling: Forecasting and evaluating
the potential impact of a particular activity from the standpoint of job creation and
revenue to governmental entities.
• Economic Consulting: Economic forecasting, demographic analyses and
econometric modeling. Analysis and development of economic development
programs at the local and state level, workforce studies and targeted industry
studies.
• Tax and Fiscal Policy Consulting: Forecasting of tax revenues, policy related
demographic analyses, bond revenue forecasting, State and local government
program evaluation, and other diverse tax and fee evaluations.
• Litigation Support: Statistical analysis and expert witness testimony to both
plaintiff and defense attorneys in all areas related to economics, finance, and real
estate.
• Keynote Speaking: Presentations on the local, state and national economies
and real estate markets to organizations throughout the Southwest region of the
U.S.
Elliott D. Pollack & Company’s staff includes Elliott Pollack, CEO, Richard Merritt, President,
Jill Stevenson, COO, and Danny Court, Senior Economist. The firm’s personnel is comprised
of professionals with a blend of backgrounds that support a number of technical disciplines.
The wide variety of studies and investigations undertaken by the Company demonstrate the
creativity and expertise of its staff. Since 1990, the firm has been retained by both public
and private entities to provide services in the areas of economics and real estate. Clients
range from municipalities such as the cities of Mesa, Phoenix, and Scottsdale to utility
companies such as Salt River Project and APS, to real estate developers such as Del Webb
and Mark-Taylor, to Indian tribes such as the Salt River Pima – Maricopa Indian Community
9
and Gila River Indian Community. Elliott Pollack and Richard Merritt are members of the
Joint Legislative Budget Committee’s Finance Advisory Committee and are intimately
involved in State policy and economic development matters.
Resume of Richard Merritt, President
Rick is President and one of the founders of Elliott D. Pollack & Company, a real estate and
economic consulting firm that provides consultation on all aspects of the Arizona economy
with specialization in the real estate market. Rick has more than 35 years of experience in
the fields of real estate development and consulting, city planning, and project management
and is responsible for management of real estate and economic consulting assignments for
the Company. He also serves as project manager for a number of real estate development
projects and investments affiliated with partnerships formed by private investment groups.
Rick advises state and local governments and private parties on a variety of issues including
the economic impact of development projects, taxation, affordable and workforce housing,
real estate market analysis, financial feasibility, and economic development strategies. The
firm is highly sought by local organizations and businesses for speaking engagements on the
local, state, and national economies, and real estate markets throughout the Southwest
region of the U.S. He is a licensed real estate agent in the State of Arizona, has an MBA from
ASU, and a Bachelor of Community Planning from the University of Cincinnati.