| AGENDA ITEM #:23-200-00002 DATE: September 13, 2023 CAR #: CASE #: {Case#} |
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Planning & Zoning Commission ACTION REPORT
| SUBJECT: | 23-200-00002 NWC OF CITRUS AND BROADWAY REZONE |
| STAFF PRESENTER(S): | Guadalupe Ortiz Cortez, Senior Planner |
OTHER PRESENTER(S):
Wendy Riddell, Berry Riddell LLC
SUMMARY:
A request to rezone an approximately 10-acre parcel from AU (Agricultural Urban) to C-2 (General Commercial) located at the northwest corner of South Citrus Road and West Broadway Road.
RECOMMENDATION:
- Conduct a public hearing to consider the request to rezone an approximately 10-acre parcel from AU (Agricultural Urban) to C-2 (General Commercial) located at the Northwest corner of South Citrus Road and West Broadway Road.
- Recommend approval of the request to rezone an approximately 10-acre parcel from AU (Agricultural Urban) to C-2 (General Commercial) located at the Northwest corner of South Citrus Road and West Broadway Road. (Guadalupe Ortiz Cortez, Senior Planner)
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:
The subject property (Property) was annexed into the city on July 24, 2000, with City Council approval of Ordinance No. 2000-0690. At the time of annexation, the Property was given an AU (Agricultural Urban) zoning designation.
The applicant is requesting to rezone the Property, made up of approximately 10 acres, from AU (Agricultural Urban) to C-2 (General Commercial). The property is located at the northwest corner of South Citrus Road and West Broadway Road.
The applicant submitted a Special Use Permit request simultaneously with this rezone application. The application (Case No. 23-350-00001) requests a Special Use Permit for a storage facility at the Property.
This rezoning request has not been previously presented to the Planning and Zoning Commission or City Council.
The applicant is requesting to rezone the Property, made up of approximately 10 acres, from AU (Agricultural Urban) to C-2 (General Commercial). The property is located at the northwest corner of South Citrus Road and West Broadway Road.
The applicant submitted a Special Use Permit request simultaneously with this rezone application. The application (Case No. 23-350-00001) requests a Special Use Permit for a storage facility at the Property.
This rezoning request has not been previously presented to the Planning and Zoning Commission or City Council.
STAFF ANALYSIS
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.
Details of the Request:
The applicant is requesting to rezone the approximately 10-acre Property from AU (Agricultural Urban) to C-2 (General Commercial) to facilitate the development of a storage facility with a Special Use Permit, subject to the stipulations found in draft Ordinance 2023-1590, attached hereto.
A Special Use Permit application (Case No. 23-350-00001) to allow a storage facility at the Property is being reviewed concurrently with the Rezoning application. However, if the Property is rezoned to C-2, then any principal permitted use allowed in the C-2 zoning district could be developed on the Property. Such uses include retail commercial, personal and household services, entertainment and dining establishments and professional offices. If the rezone is approved, the next steps in the entitlement process will be the submittal, review, and stipulated approval of a site plan application to ensure compliance with the rezoning stipulations, city codes, ordinances, and design guidelines.
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
The subject property is located within the Neighborhoods land use category of the city’s 2025 General Plan. The Neighborhoods category provides areas for growth and development of neighborhoods. This category is designed to provide “complete neighborhoods” that include community facilities and commercial uses at appropriate intensities and locations. The existing Neighborhoods General Plan land use designation does consider the C-2 (General Commercial) zoning district as a correlating district.
The General Plan’s Development Standard 34 states that commercial uses (typically serving a trade area of 3-5 miles) may be considered at intersections of two arterial roadways. With both Citrus Road and Broadway Road classified as arterials, the rezoning would be consistent with Development standard 34. Furthermore, Development Standard 34 states commercial uses should be compatible in regard to building height, lighting, noise, and traffic as well as the form of the development. While conformance with all city standards and regulations will be enforced during the development review process, it should be noted that additional design standards will apply to the development of the Property because of its adjacency to residentially zoned properties. This will include landscape buffers placed along all boundaries with those residentially zoned properties and additional building setback requirements depending upon building heights. Conformance with these standards will help ensure greater compatibility with the surrounding area in support of Development Standard 24.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
Currently, the Property is vacant, undeveloped land with no special natural features. As such, the proposed rezoning, and uses permitted in the C-2 zoning district, are consistent with the subject property’s physical and natural features.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
The property is surrounded by residential uses and developments, which include:
· North – Las Brisas neighborhood, zoned PAD
· West – vacant land within Maricopa County, zoned RU-43
· East – across S Citrus Road, future El Cidro neighborhood, zoned PAD
· South – across W Broadway Road, residential neighborhood within Maricopa County, zoned RU-43
In consideration of the General Plan and the previous analysis provided herein, a commercial use serving the surrounding neighborhood could be appropriate at this location. The nearest existing commercial uses are located at Cottonflower Marketplace and Canyon Trails Towne Center located at the intersection of South Cotton Lane and West Yuma Road, approximately 3 miles driving distance from the Property.
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.
The proposed C-2 (General Commercial) zoning district is consistent with the Property’s Neighborhoods land use designation as the General Plan does include commercial uses serving surrounding neighborhoods, at appropriate locations and intensities, in order to create “complete neighborhoods” with a variety of uses including community facilities, parks, and commercial uses at appropriate intensities and locations.
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.
There is a need for additional commercial land in this part of the city. If the rezone is approved, the applicant intends to develop it in the near future as a mini-storage facility subject to council’s approval of a special use permit. As previously noted herein, the rezone from AU (Agricultural Urban) to C-2 (General Commercial) will result in a zoning district assigned to the Property that is generally considered in conformance with the General Plan.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.
Demands for public services will be identified and further reviewed during the site plan and construction plan review process. The property owner/developer will need to demonstrate public services are available to serve the Property at the time of development. However, preliminary findings on the availability of public services are provided in the following sections.
Fire Response:
The subject property will continue to be served by Fire Station No. 184 and No. 181
Police Response:
The property is located within an existing police patrol beat and the current level of service within the beat can accommodate the development of the property as proposed. This proposed rezone does not impact the ability of the department to serve the property.
Streets/Transportation:
The traffic study submitted with the rezone and Special Use Permit applications proposes a full access drive to the facility off of West Broadway Road and a right in/right out access drive off of South Citrus Road. Full access off of W. Broadway Road will require a waiver by the Engineering Director. The final location of all access points will be determined during plat and/or site plan review and approval.
The owner will be responsible for completing half-street improvements for S Citrus Road and W Broadway Road and for making in-lieu payments for one fourth of the cost of a full traffic signal S Citrus Road and W Broadway Road.
Water/Wastewater:
The subject property is located within the service area of the city of Goodyear. All infrastructure necessary to serve the subject property will be required to be installed by the property owner and/or developer. Permits for work within the Property will not be issued unless there is uncommitted capacity available at the city’s 157th Avenue WRF or until Owner of the Property has executed a waiver acknowledging that no water meters will be issued for service to the Property until there is uncommitted capacity available at the city’s 157th Avenue WRF.
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 within proximity to city services. If the extension or upsizing of any utility lines are needed to serve the Property, then the extension or upsizing will be the responsibility of the owner/developer as part of the development process.
8. General public concerns.
Public Participation:
In accordance with the city’s Citizen Review Process, a citizen review meeting was held on August 2, 2023 at City Hall. Notification of the meeting was provided by a postcard mailed to property owners within 500 feet of the subject property informing them of the application to rezone the property, the application for Special Use Permit for the proposed storage facility for the property, and of the scheduled meeting. In addition, a sign was posted on the property (South Citrus Road and West Broadway Road frontage) to notify residents of the neighborhood meeting. As a result of the notice, staff has not received any inquires on the project.
A county resident and family member attended the citizen review meeting on August 2nd. The applicant provided an overview of the project and the attendees asked questions to understand access to the site and security on-site. No other city or county residents attended the meeting.
Notice for the public hearings before the Planning and Zoning Commission and City Council on September 13, 2023 and September 25, 2023, respectively, included a postcard mailed to the owners of property within 500 feet of the subject property; a legal notice published in the Arizona Republic Southwest Edition on August 25, 2023; and notice of public hearings signs were posted on the subject property. Information on the rezone request and these public hearings was also posted on the city’s website. To date, staff has not received any public inquiries as a result of this notice.
9. Whether the amendment promotes orderly growth and development.
The rezone from AU (Agricultural Urban) to C-2 (General Commercial), as stipulated, will promote continued orderly growth and development in conformance with the city’s Zoning Ordinance, Design Guidelines, and Engineering Standards. The rezone to C-2 (General Commercial) conforms with the General Plan Neighborhoods land use Category to create “complete neighborhoods” and as required will meet standards set forth in city codes.
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 rezone from AU (Agricultural Urban) to C-2 (General Commercial) will continue to promote the general health, safety, and welfare of the city, as stipulated within the attached draft ordinance. The rezone application proposes to develop a vacant site into a commercial use in the near future, providing residents in this part of the city with commercial options closer to them.
Recommendation
Staff finds that the rezone from AU (Agricultural Urban) to the C-2 (General Commercial) zoning is consistent with the General Plan and the Zoning Ordinance, compatible with the surrounding area and will further the public interest, health, comfort, convenience, safety, and general welfare of the citizens of Goodyear. Pursuant to the evaluation of this proposed rezone, staff recommends approval of the conditional rezoning of the property subject to the conditions and stipulations found in draft Ordinance No. 2023-1590.
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.
Details of the Request:
The applicant is requesting to rezone the approximately 10-acre Property from AU (Agricultural Urban) to C-2 (General Commercial) to facilitate the development of a storage facility with a Special Use Permit, subject to the stipulations found in draft Ordinance 2023-1590, attached hereto.
A Special Use Permit application (Case No. 23-350-00001) to allow a storage facility at the Property is being reviewed concurrently with the Rezoning application. However, if the Property is rezoned to C-2, then any principal permitted use allowed in the C-2 zoning district could be developed on the Property. Such uses include retail commercial, personal and household services, entertainment and dining establishments and professional offices. If the rezone is approved, the next steps in the entitlement process will be the submittal, review, and stipulated approval of a site plan application to ensure compliance with the rezoning stipulations, city codes, ordinances, and design guidelines.
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
The subject property is located within the Neighborhoods land use category of the city’s 2025 General Plan. The Neighborhoods category provides areas for growth and development of neighborhoods. This category is designed to provide “complete neighborhoods” that include community facilities and commercial uses at appropriate intensities and locations. The existing Neighborhoods General Plan land use designation does consider the C-2 (General Commercial) zoning district as a correlating district.
The General Plan’s Development Standard 34 states that commercial uses (typically serving a trade area of 3-5 miles) may be considered at intersections of two arterial roadways. With both Citrus Road and Broadway Road classified as arterials, the rezoning would be consistent with Development standard 34. Furthermore, Development Standard 34 states commercial uses should be compatible in regard to building height, lighting, noise, and traffic as well as the form of the development. While conformance with all city standards and regulations will be enforced during the development review process, it should be noted that additional design standards will apply to the development of the Property because of its adjacency to residentially zoned properties. This will include landscape buffers placed along all boundaries with those residentially zoned properties and additional building setback requirements depending upon building heights. Conformance with these standards will help ensure greater compatibility with the surrounding area in support of Development Standard 24.
2. Suitability of the subject property’s physical and natural features for the uses permitted under the proposed zoning district.
Currently, the Property is vacant, undeveloped land with no special natural features. As such, the proposed rezoning, and uses permitted in the C-2 zoning district, are consistent with the subject property’s physical and natural features.
3. Compatibility of all potential uses allowed in the proposed zoning district with surrounding uses and zoning.
The property is surrounded by residential uses and developments, which include:
· North – Las Brisas neighborhood, zoned PAD
· West – vacant land within Maricopa County, zoned RU-43
· East – across S Citrus Road, future El Cidro neighborhood, zoned PAD
· South – across W Broadway Road, residential neighborhood within Maricopa County, zoned RU-43
In consideration of the General Plan and the previous analysis provided herein, a commercial use serving the surrounding neighborhood could be appropriate at this location. The nearest existing commercial uses are located at Cottonflower Marketplace and Canyon Trails Towne Center located at the intersection of South Cotton Lane and West Yuma Road, approximately 3 miles driving distance from the Property.
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.
The proposed C-2 (General Commercial) zoning district is consistent with the Property’s Neighborhoods land use designation as the General Plan does include commercial uses serving surrounding neighborhoods, at appropriate locations and intensities, in order to create “complete neighborhoods” with a variety of uses including community facilities, parks, and commercial uses at appropriate intensities and locations.
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.
There is a need for additional commercial land in this part of the city. If the rezone is approved, the applicant intends to develop it in the near future as a mini-storage facility subject to council’s approval of a special use permit. As previously noted herein, the rezone from AU (Agricultural Urban) to C-2 (General Commercial) will result in a zoning district assigned to the Property that is generally considered in conformance with the General Plan.
6. Demands for public services that will be generated by the uses permitted in the proposed zoning district.
Demands for public services will be identified and further reviewed during the site plan and construction plan review process. The property owner/developer will need to demonstrate public services are available to serve the Property at the time of development. However, preliminary findings on the availability of public services are provided in the following sections.
Fire Response:
The subject property will continue to be served by Fire Station No. 184 and No. 181
| 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 | ||
| #184 | 8.43 | 4.21 | 8.43 | 4.21 | #181 | 15.12 | 7.56 | 15.12 | 7.56 |
Police Response:
The property is located within an existing police patrol beat and the current level of service within the beat can accommodate the development of the property as proposed. This proposed rezone does not impact the ability of the department to serve the property.
Streets/Transportation:
The traffic study submitted with the rezone and Special Use Permit applications proposes a full access drive to the facility off of West Broadway Road and a right in/right out access drive off of South Citrus Road. Full access off of W. Broadway Road will require a waiver by the Engineering Director. The final location of all access points will be determined during plat and/or site plan review and approval.
The owner will be responsible for completing half-street improvements for S Citrus Road and W Broadway Road and for making in-lieu payments for one fourth of the cost of a full traffic signal S Citrus Road and W Broadway Road.
Water/Wastewater:
The subject property is located within the service area of the city of Goodyear. All infrastructure necessary to serve the subject property will be required to be installed by the property owner and/or developer. Permits for work within the Property will not be issued unless there is uncommitted capacity available at the city’s 157th Avenue WRF or until Owner of the Property has executed a waiver acknowledging that no water meters will be issued for service to the Property until there is uncommitted capacity available at the city’s 157th Avenue WRF.
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 within proximity to city services. If the extension or upsizing of any utility lines are needed to serve the Property, then the extension or upsizing will be the responsibility of the owner/developer as part of the development process.
8. General public concerns.
Public Participation:
In accordance with the city’s Citizen Review Process, a citizen review meeting was held on August 2, 2023 at City Hall. Notification of the meeting was provided by a postcard mailed to property owners within 500 feet of the subject property informing them of the application to rezone the property, the application for Special Use Permit for the proposed storage facility for the property, and of the scheduled meeting. In addition, a sign was posted on the property (South Citrus Road and West Broadway Road frontage) to notify residents of the neighborhood meeting. As a result of the notice, staff has not received any inquires on the project.
A county resident and family member attended the citizen review meeting on August 2nd. The applicant provided an overview of the project and the attendees asked questions to understand access to the site and security on-site. No other city or county residents attended the meeting.
Notice for the public hearings before the Planning and Zoning Commission and City Council on September 13, 2023 and September 25, 2023, respectively, included a postcard mailed to the owners of property within 500 feet of the subject property; a legal notice published in the Arizona Republic Southwest Edition on August 25, 2023; and notice of public hearings signs were posted on the subject property. Information on the rezone request and these public hearings was also posted on the city’s website. To date, staff has not received any public inquiries as a result of this notice.
9. Whether the amendment promotes orderly growth and development.
The rezone from AU (Agricultural Urban) to C-2 (General Commercial), as stipulated, will promote continued orderly growth and development in conformance with the city’s Zoning Ordinance, Design Guidelines, and Engineering Standards. The rezone to C-2 (General Commercial) conforms with the General Plan Neighborhoods land use Category to create “complete neighborhoods” and as required will meet standards set forth in city codes.
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 rezone from AU (Agricultural Urban) to C-2 (General Commercial) will continue to promote the general health, safety, and welfare of the city, as stipulated within the attached draft ordinance. The rezone application proposes to develop a vacant site into a commercial use in the near future, providing residents in this part of the city with commercial options closer to them.
Recommendation
Staff finds that the rezone from AU (Agricultural Urban) to the C-2 (General Commercial) zoning is consistent with the General Plan and the Zoning Ordinance, compatible with the surrounding area and will further the public interest, health, comfort, convenience, safety, and general welfare of the citizens of Goodyear. Pursuant to the evaluation of this proposed rezone, staff recommends approval of the conditional rezoning of the property subject to the conditions and stipulations found in draft Ordinance No. 2023-1590.