Amy Malloy, Evolve Ventures

Preliminary Plat for Thrive at Avision Goodyear, subdividing approximately 5 acres of property into 47 lots and 3 tracts.

Recommend approval of the preliminary plat for Thrive at Avision Goodyear subject to stipulations. (Alex Lestinsky, Senior Planner)

1. Any secondary emergency access points of entry that will be visible from Van Buren Street shall be developed with fire access gates that are made of decorative metal such as wrought-iron, painted to match the walls and fences constructed within the property included within the boundaries of the Preliminary Plat for Thrive at Avision Goodyear presented hereto (the “Property”), and that otherwise meet all applicable building and fire code standards for such gates; 
2. Except for model homes, no certificate of completion, temporary certificate of occupancy or certificate of occupancy shall be issued for any structure within the Property until the centralized community gathering area as described in the Thrive at Avision PAD Overlay (January 2022) adopted by Ordinance No. 2022-1525 has been completed; 
3. Enhanced alternative paving material acceptable to the Zoning Administrator or his/her designee shall be installed on all driveways within the Property; 
4. Owner shall dedicate, at no cost to the city, all rights-of-way and/or easements within the boundaries of the Property that are: (i) needed for the construction of infrastructure improvements required for the city to provide water and wastewater services to the Property; (ii) required to be dedicated under any applicable law, code, ordinance, rule, regulations, standards, guidelines governing the development of the Property including, but not limited to the city of Goodyear subdivision regulations, Building Codes and Regulations, and the city of Goodyear’s Engineering Design Standards and Policies; (iii) required for the construction of improvements for which Owner is responsible for making in-lieu payments; (iv) required to be dedicated pursuant to any development agreement with the City regarding the development of the Property; (v) required for the construction of the infrastructure improvements to be constructed pursuant to the stipulations herein, and/or (vi) required public infrastructure improvements Owner is required to construct pursuant to any applicable law, code, ordinance, rule, regulations, standards, guidelines governing the development of the Property including, but not limited to the city of Goodyear subdivision regulations, Building Codes and Regulations, and the city of Goodyear’s Engineering Design Standards and Policies. The easements shall be dedicated lien free and, unless otherwise agreed to by the city, free of all other easements or other encumbrances. Unless the timing of the required dedications is modified by any stipulation in this ordinance, the terms of a written development agreement approved by the Council or a written phasing plan approved by the City Engineer or designee, all dedications shall be made prior to or concurrent with recordation of a final plat that includes the area in which the dedicated property is located as required by the City Engineer or designee; 
5. In addition to compliance with the stipulations and conditions of approval set forth herein, the development of the Property shall comply with the Goodyear Zoning Ordinance, the City of Goodyear subdivision regulations, the City of Goodyear’s Engineering Design Standards and Policies, except as modified by the City Engineer, the Maricopa County Association of Governments standards for public works construction, all Building Codes and Regulations adopted by the City of Goodyear, and all other federal, state and locals laws, ordinances, rules, regulations, standards, and policies applicable to the development of the Property; 
6. In addition to the specific infrastructure identified herein, Owner shall construct all infrastructure improvements required by the City of Goodyear subdivision regulations and Engineering Design Standards and Policy Manual in effect at the time of construction; 
7. A Final Plat shall be submitted with the construction document submittal. No permits shall be issued for any work within the Property until a final plat subdividing the property included within the Preliminary Plat for Thrive at Avision Goodyear has been approved by City Council and recorded in the official records of the Maricopa County Recorder; 
8. Owner shall construct the full half-street improvements required for a Major Collector as set forth in the Engineering Design Standards, G-3124-1, in effect at the time the improvements are constructed, for the east half of N. Central Avenue along or adjacent to the frontage of the Property “N. Central Avenue Improvements”, including, but not limited to, pavement, curb and gutter, sidewalks, street frontage landscape and landscape irrigation, and street lighting; excepting the full median and full median landscaping within the section of road along or adjacent to the frontage of the Property. No temporary certificate of occupancies, certificate of occupancies or certificates of completion shall be issued for structures within the Property until the “N. Central Avenue Improvements” have been completed and accepted by the City Engineer or his designee subject to completion of the two-year warranty period; 
9. Owner shall dedicate on the final plat a 4-foot wide public utilities easement, in a form reviewed and approved by the City Attorney, or his/her designee, for the length of the project along the south side of the existing 16-foot PUE per MCR BK 202, PG 10; 
10. Owner shall dedicate a 5-foot wide public utilities easement on the east side of the existing 5-foot wide Tele/Comm easement recorded in the official records of the Maricopa County Recorder at Book 11416 of Maps, Page 181 located along the entire western boundary of the Property; 
11. Except as otherwise modified by the City Engineer or his designee, Owner shall dedicate to the City a 10-foot wide public utilities easement, in a form reviewed and approved by the City Attorney, or his/her designee, along the frontage of the Property adjacent to E. Van Buren Street; 
12. No final plat subdividing any part of the Property or site plan for development within the Property shall be approved, and no construction permits for work within the Property shall be issued until the following occurs:
    1. the existing electrical easement granted by the easement recorded in with the Maricopa County Recorder at Instrument No. MCR 2005-253048 has been terminated and Owner has provided the City with documentation acceptable to the City Attorney or his designee reflecting that Property is no longer burdened by the easement; and
    2. the existing gas easement granted by the easement recorded in with the Maricopa County Recorder at Instrument No. MCR 2005-997743 has been terminated and Owner has provided the City with documentation acceptable to the City Attorney or his designee reflecting that Property is no longer burdened by the easement.
13. Owner shall coordinate with APS regarding the future APS electrical transmission easement and associated infrastructure along the north side of Van Buren Street as shown on the Preliminary Plat. Prior to approval of a final plat subdividing all or part of the Property, Owner shall provide documentation showing that APS has consented to proposed improvements and construction activities within their future easement area; 
14. All existing above-ground utilities within and abutting the subject property, including cable television and telecoms, shall be placed underground, with the exception of 69 kV or larger electric lines. This shall be shown on the construction plans submitted with the final plat and noted on the final plat prior to the issuance of the first Temporary Certificate of Occupancy or Certificate of Occupancy in such phase;
15. Owner shall construct all improvements needed for the secondary emergency access point of entry from E. Van Buren Street to Tract A, which improvements shall include the installation of the fire access gate described in stipulation 1 above, the installation of a mountable curb in lieu of the existing vertical curb at the north side of E. Van Buren Street and the replacement of the existing sidewalk with 9 inch thick concrete sidewalk at the proposed secondary emergency access; and
16. The Water and Wastewater Basis of Design Report dated June 27, 2022, is not approved with this Preliminary Plat review. No final plat for the property shall be approved until a Water and Wastewater Report that the existing and proposed infrastructure complies with all applicable Development Regulations, including the requirements in the Engineering Design Standards and Policies and the subdivision regulations has been submitted to the City and approved by the City Engineer or his/her designee. The revised report shall include an exhibit depicting the water model system, which shall include, but is not limited to, junction nodes and pipe IDs.

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 site is located east of the northeast corner of Central Avenue and Van Buren Street. On February 28, 2022, the City Council adopted Ordinance No. 2022-1525 approving the rezone of the property as R1-A (Single Family Attached) with a PAD Overlay.

This preliminary plat has not been previously presented to the Planning and Zoning Commission nor City Council.

Current Policy:
Prior to subdividing a property, the owner must submit a preliminary plat that demonstrates compliance with public objectives, subdivision design principles and standards, and streets and thoroughfare planning. The preliminary plat also must be accompanied by information demonstrating the adequacy of utilities, open space and other public facilities necessary to serve the site. The preliminary plat presented herein, subject to the satisfaction of the conditions of approval and as discussed below, satisfies the foregoing requirements.  An approved preliminary plat shall expire within 12 months from the date of City Council approval unless either a final plat has been submitted for all or part of the property included in the preliminary plat or an extension has been obtained.

Details of the Request:
The request is to subdivide approximately 5 acres into 47 lots and 3 tracts. The subdivision will be accessed by N Central Avenue with emergency access available off of Van Buren Street. Surrounding development includes:

• North – Arnold Manor subdivision – zoned R1-7
• South – Existing Commercial, Wells Fargo bank, Van Buren Street
• East – Existing Commercial center, Central Square commercial complex
• West – Existing Commercial center, 99 Cents Store anchor

The typical lot within the subdivision will be 28-feet wide and 80-feet deep. As designated by the R1-A zoning district and modified PAD standards, minimum setbacks are 20-feet to the front, 0-feet for the sides (this housing type is attached), and 15-feet for the rear. Lot coverage is 75%. The maximum building height is 30 feet.

Pursuant to the ordinance, the R1-A parcels must include one amenity element, two connectivity elements, and one streetscape element. Additional elements are provided in order justify a few modifications to the development standards. The applicant has identified which amenities will be provided to demonstrate conformance with the R1-A zoning.
 

1. Additional Internal Park Amenities – The development will include a private pool for use by the residents.
2. Integrated Commercial – This property is entirely contained within 1,320-foot radius of a commercial property, not separated by an arterial road, and is not separated by a subdivision perimeter wall, as required by the Zoning Ordinance elements allowing it to count as an amenity element.

1. No Subdivision Perimeter Wall – This development does not have a perimeter wall restricting connectivity from the adjacent commercial developments.
2. Infill Development – This site is located within a growth area as defined by the General Plan.
3. Internal trail system – The development will provide a minimum 5-foot sidewalk trail that provides connectivity to internal amenities and the adjacent commercial developments.

1. The applicant has provided an alternative paving material in the driveway which was included in the Landscape Plans. Stipulation #3 requires the alternative paving material and will be finalized at the time of Residential Design Review.  

School Districts:
The subject property is located within the Avondale Elementary School District and the Agua Fria Union High School District.

Luke Air Force Base:
The subject property is located within the vicinity of a military airport. Notice was provided to Luke AFB and they have indicated that given the location of the subject property, base operations will not be adversely impacted by this proposed residential development.

Phoenix-Goodyear Airport:
The subject property is located within the Phoenix-Goodyear Traffic Pattern Airspace. Given the location of the property, airport operations will not be adversely impacted by this proposed residential development.

Fire Department:
Emergency response times and distances are provided below:  

Nearest Goodyear Fire Station	Shortest path		Longest path		2nd nearest Fire Station	Shortest path		Longest path
	Mins	Miles	Mins	Miles		Mins	Miles	Mins	Miles
#181	2.63	1.31	2.63	1.31	#183	5.95	2.98	5.95	2.98

Police Department:
This parcel is located within an existing patrol beat and the current level of service within the patrol beat can accommodate development of the property.

Solid Waste/Recycling:
Solid waste and recycling services for the property will be contracted through a commercial provider given the private streets proposed in the development.  

Water/Wastewater:
Water and wastewater services will be provided by the City of Goodyear.

Streets/Transportation:
The main point of access into the subdivision will be off of Central Avenue, which would include a main ingress/egress. A secondary emergency access connection is required off of Van Buren Street and will be gated to only allow emergency vehicular access.

Staff Findings:
The preliminary plat is consistent with the development standards established within the R1-A (Single Family Attached) Zoning District and a PAD Overlay.  The preliminary plat is consistent with public objectives, subdivision design principles and standards, and streets and thoroughfare planning. The information that accompanied it demonstrated the adequacy of utilities, open space and other public facilities necessary to serve the site.