| ITEM #: 12. DATE: 10/30/2023 AI #:1689 |
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CITY COUNCIL ACTION REPORT
| SUBJECT: | REZONE 37.45 ACRES LOCATED NORTHEAST AND SOUTHEAST OF ESTRELLA PARKWAY AND SAN MIGUEL DRIVE, KNOWN AS ESTRELLA PARCELS 12.25, 12.36 & 80 NOTCH, FROM PLANNED AREA DEVELOPMENT (PAD) TO R1-6 WITH PAD OVERLAY |
| STAFF PRESENTER(S): | Christian M. Williams, AICP, Principal Planner |
SUMMARY
Public Hearing to consider the rezoning of approximately 37.45 acres located northeast and southeast of Estrella Parkway and San Miguel Drive (‘the Property’) from Planned Area Development (PAD) to Planned Area Development (PAD) “Estrella Parcels 12.25, 12.36 & 80 Notch” with the Property being zoned R1-6 (Single-Family Residential) zoning district with a PAD Overlay.
STRATEGIC PLAN ALIGNMENT
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RECOMMENDATION
1. ADOPT RESOLUTION NO. 2023-2344, DECLARING AS PUBLIC RECORDS THOSE CERTAIN DOCUMENTS REFERRED TO AND INCORPORATED BY REFERENCE IN ORDINANCE NO. 2023-1591 FILED WITH THE CITY CLERK RELATED TO THE REZONING CASE FOR – ESTRELLA PARCELS 12.25, 12.36 & 80 NOTCH.
2. ADOPT ORDINANCE NO. 2023-1591, CONDITIONALLY REZONING APPROXIMATELY 37.45 ACRES OF PROPERTY LOCATED AT THE NORTHEAST AND SOUTHEAST CORNERS OF ESTRELLA PARKWAY AND SAN MIGUEL DRIVE TO BE KNOWN AS ‘ESTRELLA PARCELS 12.25, 12.36 & 80 NOTCH’, FROM PLANNED AREA DEVELOPMENT (PAD) TO PLANNED AREA DEVELOPMENT (PAD) ZONING DISTRICT; AMENDING THE ZONING MAP OF THE CITY OF GOODYEAR; PROVIDING FOR NON-ABRIDGEMENT; PROVIDING FOR CORRECTIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR PENALTIES; AND DIRECTING THE CITY CLERK TO RECORD A COPY OF THIS ORDINANCE. (Christian M. Williams, AICP, Principal Planner)
2. ADOPT ORDINANCE NO. 2023-1591, CONDITIONALLY REZONING APPROXIMATELY 37.45 ACRES OF PROPERTY LOCATED AT THE NORTHEAST AND SOUTHEAST CORNERS OF ESTRELLA PARKWAY AND SAN MIGUEL DRIVE TO BE KNOWN AS ‘ESTRELLA PARCELS 12.25, 12.36 & 80 NOTCH’, FROM PLANNED AREA DEVELOPMENT (PAD) TO PLANNED AREA DEVELOPMENT (PAD) ZONING DISTRICT; AMENDING THE ZONING MAP OF THE CITY OF GOODYEAR; PROVIDING FOR NON-ABRIDGEMENT; PROVIDING FOR CORRECTIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE; PROVIDING FOR PENALTIES; AND DIRECTING THE CITY CLERK TO RECORD A COPY OF THIS ORDINANCE. (Christian M. Williams, AICP, Principal Planner)
STIPULATIONS
Stipulations included in draft Ordinance.
FISCAL IMPACT
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.
BACKGROUND AND PREVIOUS ACTIONS
On June 22, 1987, the City Council adopted Ordinance 87-217 rezoning approximately 3,500 acres to the Estrella Phase-One Planned Area Development (PAD), subject to stipulations. Within the Estrella Phase-One PAD, approximately 20 acres of the subject property, known as Parcel 12.36, was designated as Commercial; approximately 15 acres of the subject property, known as Parcel 12.25, was designated for a Junior High School; and approximately 4 acres of a parcel, known as Parcel 80, was designated as Commercial.
On June 24, 2019, City Council approved the rezoning of Parcel 12.36 from PAD (Commercial) to PAD (Single Family Residential) creating the Estrella Parcel 12.36 Planned Area Development Amendment. No development has occurred to date on Parcel 12.36.
On June 24, 2019, City Council approved the rezoning of Parcel 12.36 from PAD (Commercial) to PAD (Single Family Residential) creating the Estrella Parcel 12.36 Planned Area Development Amendment. No development has occurred to date on Parcel 12.36.
STAFF ANALYSIS
Current Policy:
Details of the Request:
The rezoning requires each lot to be a minimum of fifty feet (50’) wide and include a Streetscape Element, such as: decorative pavers, porches or courtyards, or detached sidewalks.
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Evaluation Criteria:
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
Phoenix-Goodyear Airport:
5. Demand for the types of uses permitted in the proposed zoning district in relation to 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.
Streets/Transportation:
Water/Wastewater:
A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the Planning and Zoning Commission on October 18, 2023 appeared in the Arizona Republic Southwest Valley Edition September 29, 2023; postcards were mailed to adjoining owners on September 21, 2023; and signs were posted on the site on October 2, 2023.
Since the public hearing was noticed, an email of support was received from a family residing within Estrella.
The Planning and Zoning Commission considered this item at their regular meeting of October 18, 2023. Upon conclusion of the staff presentation, Commissioners unanimously voted (6-0) to forward a recommendation of approval to the City Council.
Staff Findings:
A request to amend an approved PAD must be processed as a rezoning request, which requires public review by the Planning and Zoning Commission and public review and approval by the City Council. The proposed amendment must be consistent with the General Plan and should not adversely impact the surrounding area.
Details of the Request:
The proposed rezoning would create a consistent set of standards for Estrella Parcels 12.25, 12.36 & 80 Notch by using this PAD Overlay. The request would separate the Parcel 80 Notch from the remainder of the commercially zoned Parcel 80 located east of the electrical easement and incorporate the Parcel 80 Notch and Parcel 12.25 into the same standards as Parcel 12.36. The rezoning would facilitate the development of a cohesive single-family residential community.
The rezoning requires each lot to be a minimum of fifty feet (50’) wide and include a Streetscape Element, such as: decorative pavers, porches or courtyards, or detached sidewalks.
This update changes the 2019 Estrella Parcel 12.36 PAD Amendment , to increase the minimum open space requirements from 15% to 20%, as referenced in the below table. Additionally, it includes development standards for retaining walls, due to topographical constraints, and clarifies the minimum amenity requirements.
Development Standards:
The proposed standards utilize the city’s R1-6 development standards as a framework with deviations for the front and rear yard setbacks, lot coverage and additional requirements for open space. In order to allow a reduced R1-6 lot width of fifty feet (50’), one (1) amenity element, two (2) connectivity elements, and two (2) streetscape elements must be provided In keeping with the city’s reduced lot size design requirements, the amenity, connectivity and streetscape elements have been included per the requirements addressed below:
- One (1) Amenity Element:
- Estrella includes two major community facilities (Presidio and Starpointe Residents Club) and community parks throughout. Starpointe and the North Lake are located approximately one mile north of this site, residents within the Property shall be entitled to use existing amenities at the Presidio or Starpointe Residents Club, or at any new facility constructed that provides similar amenities as are provided in the Presidio, Starpointe Residents Club, . The Foothills Community Park is located approximately one mile south and washes and hillsides have been preserved creating significant open spaces that include active recreation opportunities.
- Two (2) Connectivity Elements:
- Trail System Connections – The property is adjacent to the Estrella Loop Trail which connects to the Maricopa Trail.
- Small Blocks – The blocks proposed in this subdivision do not exceed the 660-foot maximum to qualify for this option.
- Two (2) Streetscape Elements: The PAD includes a list of three (3) Streetscape Element options that each lot shall have at the time of development. Although the Zoning Ordinance typically requires two (2) Streetscape Elements for lots utilizing R1-6 Reduced Standards, staff finds that the scale of Estrella’s existing Connectivity and Amenity elements far exceed the minimum requirements and shall constitute one (1) Streetscape Element in conformance with the Goodyear Zoning Ordinance 3-2-3 (D)(d)(iii)(9), therefore only one (1) additional Streetscape Element shall be required to allow the reduced lot width size of fifty (50) feet. The Streetscape Element options for these parcels are:
- Decorative paver driveways on (100%) of homes.
- Porches and Courtyard on one hundred percent (100%) of homes, with at least fifty percent (50%) of the homes having a covered front porch that is at least forty-eight (48) square feet.
- Detached Sidewalks with a minimum of one (1) street tree per house and planted within the parkway planter strip.
- Additional design features similar in scope as approved by the Zoning Administrator.
Retaining walls are permitted with a maximum height of six (6) feet. A privacy, perimeter, or theme wall may be constructed on top of a retaining wall. The maximum combined height of the retaining wall and any wall constructed on top of the retaining wall is twelve (12) feet.
Evaluation Criteria:
1. Consistency with the General Plan.
This parcel is proposed as residential zoning that is consistent with the Neighborhoods category of the General Plan. This category includes a wide range of densities and housing products that suit the needs of both existing and future residents. The proposed rezoning does not change the 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.
The subject property’s physical and natural features are suitable for single family development. The proposed rezone does not change the suitability of the property for the permitted uses. Significant washes and hillsides will be preserved when appropriate.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
The proposed use (detached single family residential) of these parcels does not change the compatibility with the surrounding area. Uses and development surrounding the subject property include:
- North – Parcel 12.37, 12.39, 12.40, existing single family residential; City of Goodyear Water tank site, designated Community Maintenance Facility (Estrella Phase 1 PAD)
- East – Powerline easement, designated Community Maintenance Facility (Estrella Phase 1 PAD)
- South – Vacant single-family subdivision, currently under development
- West – Estrella Parkway and existing single family residential
The development of the subject property for detached single family residential use will be compatible with the existing single family residential in the area and with future residential development proposed within Estrella.
4. Proposed zoning district’s consistency with other land uses within the immediate area and whether uses allowed under proposed zoning district would be better suited to the subject property than the uses allowed under current zoning.
The rezone changes the land use of Parcels 12.25 (Junior High School) and Parcel 80 Notch (Commercial) to single-family residential. The zoning is consistent with other land uses in the immediate area.
Luke Air Force Base:
The subject property is not located within the vicinity of a military airport. Given the location of the subject property, base operations will not be adversely impacted by this proposed amendment.
Phoenix-Goodyear Airport:
The subject property is not located within the Phoenix-Goodyear Traffic Pattern Airspace. Given the location of the property, airport operations will not be adversely impacted by this proposed amendment.
5. Demand for the types of uses permitted in the proposed zoning district in relation to amount of land currently zoned and available to accommodate the demand.
The amendment increases the amount of single-family residential lots within the area and removes the Junior High School site and approximately four acres designated for commercial development. The Liberty Elementary School District has provided direction that the Junior High School site is not needed at this location. There are remaining school sites designated within the Estrella community (the closest being located within Montecito and Village 14) that can support future school sites; Westar Elementary School is located approximately 1 mile southwest of the subject property
The four acres of commercial (Parcel 80 Notch) included in this rezone is part of a larger segment of property that was designated for commercial in the original Estrella Phase One PAD. The Parcel 80 Notch, which is a part of this rezoning case is physically separated from the remainder of Parcel 80 as a 330-foot-wide electrical utility easement bisects the parcel. Commercial parcels are developed and contain available vacant spaces within the existing Mountain Ranch Marketplace. Additionally, future opportunities for commercial development and expansion exist throughout Estrella within Mountain Ranch, Montecito and CantaMia.
The four acres of commercial (Parcel 80 Notch) included in this rezone is part of a larger segment of property that was designated for commercial in the original Estrella Phase One PAD. The Parcel 80 Notch, which is a part of this rezoning case is physically separated from the remainder of Parcel 80 as a 330-foot-wide electrical utility easement bisects the parcel. Commercial parcels are developed and contain available vacant spaces within the existing Mountain Ranch Marketplace. Additionally, future opportunities for commercial development and expansion exist throughout Estrella within Mountain Ranch, Montecito and CantaMia.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.
The proposed amendment to the PAD will not have a significant impact on public services beyond the existing impact that was already approved for the area. Below is a summary of impact to public services.
Fire Response:
Emergency response times and distances are provided below:
Fire Response:
Emergency response times and distances are provided below:
|
Nearest Goodyear
Fire Station
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Shortest path
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2nd Nearest
Goodyear Fire Station |
Shortest path
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Mins
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Miles
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Mins
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Miles
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||
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Fire Station #182
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1.23
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0.61
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Fire Station #186
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7.83
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3.92
|
Police Response:
The subdivision is located within an existing Police patrol beat and the current level of service within the beat can accommodate the development of the property.
Streets/Transportation:
Access to the development will be provided off Estrella Parkway via a future extension of S. San Miguel Drive to the east. Streets are planned to be public and will be developed in compliance with the City’s Engineering Design Standards. All parcels shall have two points of access as required by the fire code.
Water/Wastewater:
The subject property is located within the City of Goodyear water and wastewater service area.
7. Potential adverse fiscal impacts that will result from providing services to areas not in proximity to where existing public services are provided;
The subject property is in proximity to where existing public services are provided.
8. General public concerns.
Public Participation and Planning and Zoning Commission Meeting:
In accordance with the City’s Citizen Review Ordinance, a neighborhood meeting was held on February 16, 2023 at the Starpointe Residents Club. Notice of the application was provided to property owners within 500 feet of the property on January 20, 2023 and a sign advertising the Neighborhood Meeting was posted to the site on January 24, 2023. Approximately 22 people attended this meeting. Concerns and questions raised at the meeting included increased traffic, on-street parking, loss of mountain views, the loss of a middle school site and the ability to provide water to the site. Two (2) resident emails were also received expressing concerns about growth in Estrella, the loss of commercial lands, the lack of grocery stores, the desire for more open space and dissatisfaction with the change of land use.
A public notice that this rezoning request would be considered and reviewed at a public hearing to be held before the Planning and Zoning Commission on October 18, 2023 appeared in the Arizona Republic Southwest Valley Edition September 29, 2023; postcards were mailed to adjoining owners on September 21, 2023; and signs were posted on the site on October 2, 2023.
Since the public hearing was noticed, an email of support was received from a family residing within Estrella.
The Planning and Zoning Commission considered this item at their regular meeting of October 18, 2023. Upon conclusion of the staff presentation, Commissioners unanimously voted (6-0) to forward a recommendation of approval to the City Council.
9. Whether the amendment promotes orderly growth and development;
The subject property is located adjacent to existing infrastructure and developed areas. The amendment will allow development of the subject property and promotes the orderly growth and development of the City.
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.
The development of the proposed residential project will be required to adhere to all applicable design, building, and engineering standards of the City of Goodyear. Adherence to these standards will be evaluated during the preliminary plat, civil engineering, and building plan review processes.
Staff Findings:
As set forth herein, the proposed rezoning is both consistent with the General Plan and will not adversely impact the surrounding area.