Request to rezone approximately 29 acres generally located southeast of Cotton Lane and Van Buren Street (the “Property”) from Planned Area Development (PAD) to MF-24 with the Estrella Springs and Suncrest Vista at Canyon Trails MF-24 with Planned Area Development (PAD) Overlay.

1. ADOPT RESOLUTION NO. 2022-2199, DECLARING AS PUBLIC RECORDS THOSE CERTAIN DOCUMENTS FILED WITH THE CITY CLERK AND TITLED, “OFFICIAL SUPPLEMENTARY ZONING MAP NO. 21-08” AND “LEGAL DESCRIPTION,” AND “ESTRELLA SPRINGS AND SUNCREST VISTA AT CANYON TRAILS DEVELOPMENT REGULATIONS MF-24 WITH PAD OVERLAY (NOVEMBER 2021)."


2. ADOPT ORDINANCE NO. 2022-1522, CONDITIONALLY REZONING APPROXIMATELY 29 ACRES OF PROPERTY LOCATED AT THE SOUTHEAST CORNER OF COTTON LANE AND VAN BUREN STREET TO BE KNOWN AS ESTRELLA SPRINGS AND SUNCREST VISTA AT CANYON TRAILS; AMENDING THE ZONING MAP OF THE CITY OF GOODYEAR; PROVIDING FOR NON-ABRIDGEMENT; PROVIDING FOR CORRECTIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE; AND PROVIDING FOR PENALTIES; AND DIRECTING THE CITY CLERK TO RECORD A COPY OF THIS ORDINANCE. (Christian M. Williams, Senior Planner)

Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of all infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax and development impact fees. Longer term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the city are constructed by the developer and then conveyed to the city two years after construction.

The zoning for the Property is Canyon Trails Phase I Planned Area Development (PAD), which was adopted by Ordinance No. 99-649.  The northern approximate 10-acres of the Property has an underlying land use designation of Commercial and the southern approximate 19-acres of the Property has an underlying land use designation of Medium High Density (Residential).

The current request proposes to rezone approximately 29 acres of commercial and medium high density residential to the MF-24 Multi-family Residential District with a PAD overlay to allow for the development of senior and family residential multi-family residences.

Current Policy:
A rezoning request requires public review and vote by the Planning and Zoning Commission and the City Council. The proposed rezoning must be in conformance with the General Plan and should not adversely impact the surrounding area.  As set forth below, the proposed zoning is both consistent with the General Plan and will not adversely impact the surrounding area.

Details of the Request:
The applicant is requesting the Property be rezoned to MF-24 Multi-family Residential District with a Planned Area Development (PAD) Overlay to facilitate the development of two distinct multi-family developments.  The standards and requirements in the Zoning Code, including those applicable to development within a MF-24 Zoning District, will apply to the development of the Property, except as modified by the PAD Overlay. The PAD Overlay provides for modifications of otherwise applicable development regulations based on the nature of the proposed developments.  The PAD Overlay provides for modifications applicable to the northern approximate 10-acres of the Property (the “North Zone”) and separate modifications applicable to the southern approximate 19-acres of the Property (the “South Zone”) and it includes some modifications applicable to the entire Property. 

The Property will be developed in two parts. The North Zone will be an age-restricted community expected to be known as “Suncrest Vista.” This will be a senior housing development and is considered multi-family housing. It differs from assisted living in that each of these units are individual households and have full kitchen facilities. The South Zone is not age-restricted and is expected to be known as “Estrella Springs.”

The use of a PAD Overlay is justified as the current development standards for the MF-24 zoning district do not address some of the unique circumstances found within the proposed senior and family residential multi-family developments. Although the PAD Overlay provides certain reductions in standards, certain reductions are warranted because of the large open space area between this site and the adjacent single-family development. The PAD Overlay includes provisions that would apply if, at some time in the future, the Property was split into two separate legal lots (the North Zone and the South Zone.)  As discussed below, the PAD Overlay is supported by a number of enhancements, including required amenities, additional design requirements intended to provide for diversity in structures and to provide for the development to be compatible with adjacent neighborhoods. 

The proposed PAD overlay will modify the MF-24 standards as follows:
 

SUNCREST VISTA (North Zone) PAD OVERLAY MODIFIED DEVELOPMENT STANDARDS
Development Standard	MF-24 Requirements	Proposed Senior Standards
Minimum Parking Spaces	1.5 spaces per 1-bedroom unit; 2 spaces per 2+ bedroom unit;                         1 guest space per 10 units;	1 space per 1-bedroom unit; (4) 1.22 spaces per 2-bedroom unit; (4)                 2 spaces per 3-bedroom unit; (4)                     1 guest space per 10 units; (4)
Minimum South Setback	N/A	15'-0" (5) (measured from the southern boundary of the North Zone)
Maximum Building Height	40'-0"                                           Canyon Trails PAD existing zoning allows up to 56'-0"	56'-0" (3)
Private Outdoor Open Space (Square Feet/Dwelling Unit)	60 SF	55 SF Min. Balcony (2)                                   60 SF Min. Ground Floor Patio (2)
Minimum Recreational Open Space (Per Dwelling Unit)	400 SF	500 SF
Minimum Setback from Single-Family Residential Zoning District	50 + 5 Feet for every foot over 30 Feet	50 + 5 Feet for every foot over 30 Feet (1)
Minimum Landscape Area (Net Site Area)	20%	35%

(1) As measured from a single-family residential lot.
(2) Private outdoor open space is that portion of the unit devoted to outdoor recreational use by the individual resident(s) of the unit or lot. This area is provided in addition to the recreational open space. Private outdoor open space shall be provided in the form of private yards, patios, or balconies. The minimum length and the minimum width of patios and balconies shall be five (5) feet.
(3) The maximum density of 24 dwelling units does not apply.  However, a maximum number of dwelling units that can be constructed with the Property (both the South Zone and North Zone combined) applies as set forth below. 
(4) The reduced parking space requirements in the North Zone Modified Development Standards table apply only if the North Zone is developed as an age-restricted multi-family rental community limited to residents 55 years or older, whose parking needs are less than what would otherwise be required in the Goodyear Zoning Ordinance. The requirements for parking in the Goodyear Zoning Ordinance, currently set forth in Article 6 of the Goodyear Zoning Ordinance shall apply to the development of the North Zone unless Owner demonstrates, to the satisfaction of the City Attorney or his or her designee, the existence of a Land Use Restriction Agreement which has been recorded against the land and limits tenancy to those aged 55 or older. Once it has been demonstrated that the North Zone will be restricted to 55 years or older, then a minimum of 354 parking stalls will be provided. Parking will conform to the per-unit parking ratios specified in the North Zone Modified Development Standards table above.
(5) This is the setback that will apply if the owner of the Property decides to create separate parcels for the North Zone and South Zone.  

ESTRELLA SPRINGS (South Zone) PAD OVERLAY DEVELOPMENT STANDARDS
Development Standard	MF-24 Requirements	Proposed Family PAD
Minimum Parking Spaces	1.5 spaces per 1-bedroom unit;                 2 spaces per +2-bedroom unit;                         1 guest space per 10 units	1.10 space per 1-bedroom unit; (3)                     1.45 spaces per 2-bedroom unit; (3)                      2 spaces per 3-bedroom unit; (3)                                 1 guest space per 10 units (3)
Minimum Front Setback (on the north)	30'-0"	15'-0" (4)     (north property line, adjacent to Suncrest Vista development)
Private Outdoor Open Space (Square Feet/Dwelling Unit)	60 SF	50 SF Min. Balcony (2)                                    58 SF Min. Ground Floor Patio (2)
Minimum Recreational Open Space (Per Dwelling Unit)	400 SF	500 SF
Minimum Setback from Single-Family Residential Zoning District	50 + 5 Feet for every foot over 30 Feet	50 + 5 Feet for every foot over 30 Feet (1)
Maximum Building Coverage	50%	25%

(1) As measured from a single-family residential lot.
(2) Private outdoor open space is that portion of the unit devoted to outdoor recreational use by the individual resident(s) of the unit or lot. This area is provided in addition to the recreational open space. Private outdoor open space shall be provided in the form of private yards, patios, or balconies. The minimum length and the minimum width of patios and balconies shall be five (5) feet.
(3) Article 6 of the Goodyear Zoning Ordinance shall apply to the development of the South Zone unless a parking plan addressing parking management is approved by the Director of Development Services or designee.  If a parking plan addressing parking management is approved, then the reduced parking requirements in the South Zone Modified Development Standards table above shall apply.  The Owner of the South Zone shall be responsible for ensuring compliance with all terms of the approved parking management plan and the failure to do so constitutes a zoning violation.
(4) This is the setback that will apply if the owner of the Property decides to create separate parcels for the North Zone and South Zone.

In addition to modifying certain site area, setbacks, recreational open space, private open space and parking, the PAD Overlay contains standards to enhance architecture, pedestrian connectivity, amenities and continuity within the existing master planned community.

Building Setbacks:
MF-24 requires 50 feet plus 5 feet for every foot over 30 feet, as the minimum building setback from residential zoning districts, the intent of this regulation is to ensure proper setbacks between multifamily buildings and single-family homes. This setback is typically measured from the residential zoning district boundary rather than individual residential lots.

There is a large 100-foot-wide greenbelt open space area adjacent to the Site’s eastern property line.  This is considered as significant open space. The calculation of setbacks in the Zoning Ordinance did not contemplate the existence of a significant open space.

Although the size of the set back is consistent with the requirements in the MF-24 District, the PAD Overlay modifies how the set back is calculated.  Because of the 100-foot wide greenbelt open space adjacent to the eastern boundary of the Property, the PAD Overlay provides that when calculating the additional set-back required for buildings in excess of 30feet, that calculation is to be measured from the building to residential lot boundaries rather than from the boundary of the residential development.  Staff has found that if a 100-foot buffer is sufficient to buffer single-family homes from a freeway, it would be sufficient to provide buffer to multi-family development. To provide additional buffering, a 20-foot landscape buffer planted with a minimum of one (1) tree per twenty (20) feet on center will be provided along the eastern edge of the site, with every other tree being a minimum twenty-four (24) inch box size, which is not normally required in the MF-24 or C-2 zoning districts.

Building Height (North Zone - Suncrest Vista Only):
Under the existing PAD, commercial could be built up to 56-feet in height. These uses might include hotels, office buildings, entertainment uses, or indoor storage facilities. The proposed zoning for the North Zone (Suncrest Vista) allows up to 56-feet in height. This is an increase of 14-feet from the base MF-24 zoning district, but it is consistent with what is allowed today in the commercial zoning district. Further, the nearest single-family residence will be 300-feet away and the proposed 4-story buildings (on only the senior community portion) will achieve the appropriate scale for this type of development while allowing additional space on the North Zone for amenities, such as the Clubhouse (with community rooms), Fitness Center, swimming pool with deck and spa, outdoor kitchen, remote BBQ pavilions, and smaller courtyards with turf areas. The level of amenities required in the PAD Overlay is not required in the MF-24 Zoning District; the Zoning Ordinance only requires Recreational Open Space and does not require buildings or programmed facilities. This zoning case will require the developer to add amenities above and beyond Recreational Open Space and require high quality gathering spaces, programmed facilities and active open spaces.  Vertical living is desirable on this portion of the Property rather than having larger building footprints that will take up most of the open space areas. 

Recreational Open Space:
The PAD Overlay requires a minimum of 500 SF of recreational open space per unit for development within both the North Zone and South Zone, which is 25% greater than the minimum required under MF-24. 

The proposed zoning incorporates a landscape and open space requirements with key features including: (a) diverse active and passive open space amenities, (b) connectivity throughout the site, (c) private open space integral to the open community courtyards, and (d) connectivity to the public realm.  Approximately 40% of this is planned to be dedicated as active open space, such as recreational amenities, trails, usable turf, seating and gathering areas; this is double what is required under MF-24. The proposed zoning provides for a series of distinct amenity areas featuring the pool & sunbathing, play & fitness, backyard BBQ, and yoga garden themes.  Ancillary amenities are also provided in the courtyards and throughout the Site, such as BBQ facilities, shaded seating areas, grass play areas, and bike storage/ maintenance area. The level of amenities proposed in this development is not required in a typical multi-family community; the Zoning Ordinance only requires Recreational Open Space and does not require buildings or programmed facilities. This zoning requires amenities above and beyond Recreational Open Space and require high quality gathering spaces, programmed facilities and active open spaces.   The main gathering areas are furnished with comfy chairs, tables and lounge areas.

Private Open Space:
MF-24 District development standards require sixty (60) square feet of private open space (balconies, patios) per residential unit with a minimum 6’ x 6’ patio or balcony.

The PAD Overlay for the North Zone reduces the size of the private open spaces required in the form of balconies or patios which range in square footage from 60 square feet to 55 square feet for balconies and 60 square feet for ground floor patios.  The minimum length and width of both is 5-feet.  Although the private open space requirements are slightly smaller than what is required in the MF-24 District, this reduction is off-set by other enhancements in the PAD Overlay.  The PAD Overlay requires a minimum of 500 SF of recreational open space per unit for development within the North Zone, which is 25% greater than the minimum required under MF-24 District and the construction of an enhanced level of amenities not required under the MF-24 District that cater to the recreation needs of the residents.   

The PAD Overlay for the South Zone reduces the size of the private open spaces required in the form of balconies or patios which range in square footage from 60 square feet to 50 square feet for balconies and 58 square feet for ground floor patios.  The minimum length and width of both is 5-feet.   Although the private open space requirements are slightly smaller than what is required in the MF-24 District, this reduction is off-set by other enhancements in the PAD Overlay.  The PAD Overlay requires a minimum of 500 SF of recreational open space per unit for development within the North Zone, which is 25% greater than the minimum required under MF-24 District and the construction of an enhanced level of amenities not required under the MF-24 District that cater to the recreation needs of the residents.

Parking:
It is anticipated that the North Zone will be developed as an age-restricted multi-family rental community limited to residents 55 years or older, whose parking needs are less than what would otherwise be required in the Goodyear Zoning Ordinance. The PAD Overlay provides for a reduction in the number of parking spaces that would otherwise be required in Article 6 of the Goodyear Zoning Ordinance subject to the recordation of a Land Use Restriction Agreement recorded against the land and limits tenancy to those aged 55 or older. If the land use restriction is in place, the reduced parking requirements in the PAD Overlay applicable to the North Zone will apply subject to a minimum of 354 parking stalls.

The parking requirements in Article 6 of the Zoning Ordinance will apply to development in the South Zone except as modified by the Development Standards table. The PAD Overlay modifies the number of parking spaces that would otherwise be required in Article 6 subject to the city approving a parking plan that addresses parking management needed to support the reduced number of parking spaces.  A minimum of 716 parking stalls are required in the South Zone.

Evaluation Criteria:
Per the City of Goodyear Zoning Ordinance, the city’s review and recommendation on a zoning amendment is to be guided by the following criteria:

1. Consistency with the General Plan.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.  
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
4. Proposed zoning district’s consistency with other land uses within the immediate area and whether uses allowed under the proposed zoning district would be better suited to the subject property than the uses allowed under the current zoning.
5. Demand for the types of uses permitted in the proposed zoning district in relation to the amount of land currently zoned and available to accommodate the demand.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.

Nearest Goodyear Fire Station	Shortest path		Longest path		2nd Nearest Goodyear Fire Station	Shortest path		Longest path
	Mins	Miles	Mins	Miles		Mins	Miles	Mins	Miles
Fire Station #184	4.28	2.14	4.84	2.42	Fire Station #181	7.14	3.57	7.99	4.00

7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided.  
8. General public concerns.
9. Whether the amendment promotes orderly growth and development.
10. Any other factors related to the impact of the amendment on the general health, safety and welfare of the citizens of the City and the general public.